HOSPITALITY & GASTRONOMIC ASSETS · ITALY
Cortina Hotel for Sale
INTRODUCING
Cortina hotel for sale: a prime hotel in the centre of Cortina d'Ampezzo to reposition
This Cortina hotel for sale is an existing hotel in the centre of Cortina d’Ampezzo, with a built area of about 2,295 sq m and terraces of about 383 sq m. The teaser presents it as a rare opportunity to acquire and enhance: a full renovation to contemporary luxury standards, with potential repositioning in the 4 or 5-star luxury segment, a new SPA area and an underground car park planned.
The asking price is 23 million euros and includes the hotel and the appurtenant area tied to the SPA and parking project. The information is preliminary and confidential; additional documentation is available upon a qualified expression of interest and signing an NDA. On this page we separate the teaser’s data from ELRE’s calculations.
IN NUMBERS
asking price
built area
of terraces
5-star luxury suites · 4-star luxury rooms, hypothesised configurations
underground parking spaces planned
AT A GLANCE
Cortina Hotel for Sale: at a glance, to decide
| Question | Answer |
|---|---|
| What is being bought | An existing hotel in the centre of Cortina d’Ampezzo and the appurtenant area of the SPA and car-park project |
| Price and rents indicated | 23 million euros; the rents are only preliminary operator proposals, not contracts |
| State of the asset | Hotel to be renovated; SPA and underground car park planned, with a favourable preliminary opinion from the Municipality for the SPA |
| Documents available | Teaser; additional documentation upon a qualified expression of interest and NDA |
| What we do not yet know | Cost and timing of the renovation, constraints, building titles for the SPA and car park, terms and names of the operators’ proposals, the hotel’s current use |
| How to get it | Qualified expression of interest to Luca Lodi, then NDA |
Summary of the teaser data: details, sources and ELRE calculations are in the table further down.
THE DESTINATION
Cortina hotel for sale: one of Italy's most prestigious alpine destinations
According to the teaser, Cortina d’Ampezzo is one of the most prestigious alpine destinations in Italy and Europe, internationally recognised for its luxury positioning, the natural heritage of the UNESCO Dolomites, the quality of its tourist offer and its ability to attract a high-spending clientele in every season. The Cortina hotel for sale stands in a central position.
The teaser argues that the scarcity of prime hotel properties in the centre makes the opportunity rare and hard to replicate, and speaks of high barriers to entry for new developments. These are assessments by the proposing party: the document gives no data on rates, occupancy or comparable transactions that document them.
THE ASSET
Cortina hotel for sale: existing hotel in the centre, 2,295 sq m and 383 sq m of terraces
The asset is an existing hotel in the centre of Cortina d’Ampezzo, with a built area of about 2,295 sq m and terraces of about 383 sq m. The teaser describes it as a hotel to be renovated: by area, layout and location it lends itself to an enhancement project in the 4-star luxury or 5-star luxury segment.
Data and configurations are indicative and subject to verification in due diligence. The teaser gives neither the year of construction, the state of maintenance, the constraints nor the hotel’s current use: these are elements that affect the cost of the renovation and which we would ask for together with the documentation.
THE POTENTIAL
Cortina hotel for sale: 4 or 5-star luxury repositioning and separately run dining
The teaser outlines two configurations: a 5-star luxury boutique hotel with about 34 suites or a 4-star luxury hotel with about 40-45 rooms, therefore with more rooms. In both cases it provides for a full renovation to contemporary luxury standards.
Part of the value lies in the articulation: a large bar facing the promenade and two restaurant rooms that can be valued separately, with the possible separation between the management of rooms and breakfast and that of dining. For whoever buys the Cortina hotel for sale it is not only the purchase of a building, but the construction of an asset with several lines of value: rooms, dining, wellness and parking.
IMAGES
Cortina d'Ampezzo: images of the destination
Photographs of the destination, not of the property. Authors and licences in the captions.
THE INCOME
Cortina hotel for sale: the rents indicated by interested operators
According to the teaser, a significant part of the opportunity is the possibility of structuring the asset as an income investment, with lease or management agreements with qualified hospitality, food & beverage and parking-management operators. According to preliminary information received from the owner, expressions of interest from high-profile operators have already emerged, including luxury brands and international hotel operators.
The indicative rents are three. A preliminary proposal from a luxury 5-star brand to lease the whole building: about 2,150,000 euros a year. Alternatively, with a 4-star operator for the rooms only: about 1,200,000 euros a year. For dining, with valuations under way with a food brand: from 1,000,000 to 1,200,000 euros a year. They are preliminary proposals and not contracts; the names are not public. In ELRE’s reading the hypotheses should not be added together: the first concerns the whole building, the second separates rooms and dining.
THE DATA
Cortina hotel for sale: the teaser's data in one table
| Item | Figure | Source |
|---|---|---|
| Type | Existing hotel to be renovated, in the centre of Cortina d’Ampezzo | Teaser |
| Built area | About 2,295 sq m | Teaser |
| Terraces | About 383 sq m | Teaser |
| 5-star luxury configuration | About 34 suites | Teaser |
| 4-star luxury configuration | About 40-45 rooms | Teaser |
| Dining | Large bar on the promenade and two restaurant rooms, which can be valued separately | Teaser |
| SPA area (planned) | About 500 sq m with jacuzzi, solarium, gym; underground link; favourable preliminary opinion from the Municipality | Teaser |
| Underground car park (planned) | Two levels, 60-70 indicative spaces | Teaser |
| Asking price | 23 million euros, hotel and appurtenant SPA and car-park area | Proposing party |
| Indicative rent, 5-star luxury brand (whole building) | About 2,150,000 euros a year, preliminary proposal | Proposing party |
| Indicative rent, 4-star operator (rooms only) | About 1,200,000 euros a year, alternative hypothesis | Proposing party |
| Indicative rent, dining | From 1,000,000 to 1,200,000 euros a year, valuations under way | Proposing party |
| Car park: rent, sale, revenues | About 15,000 euros per space a year; 200,000-250,000 euros per space on sale; potential revenues of up to about 1.8 million a year (70 spaces, 240 days) | Proposing party |
| Price per built square metre | About 10,000 euros (23 million over 2,295 sq m) | ELRE calculation |
| Gross rent-to-price ratio | About 9.3% (2.15 million over 23 million): not a yield | ELRE calculation |
The economic values are supplied by the proposing party and subject to documentary verification. ELRE’s calculations are marked as such.
SPA AND PARKING
Cortina hotel for sale: a 500 sq m SPA area and an underground car park of 60-70 spaces
The project provides for a new SPA and wellness area of about 500 sq m with jacuzzi, solarium and gym, linked to the hotel by an underground passage, for which the teaser cites a favourable preliminary opinion from the Municipality. It is a project, not an existing building: as a rule a preliminary opinion is not equivalent to a building permit, which must be obtained with the project.
The underground car park is on two levels, with an indicative capacity of 60-70 spaces, an element the teaser calls extremely rare in the centre of Cortina. It indicates a rent of about 15,000 euros per space per year, an indicative sale value of 200,000-250,000 euros per space and potential revenues of up to about 1.8 million a year on 70 spaces for 240 days. They are different bases — rent, sale, revenue — and should not be added together.
THE NUMBERS
Cortina hotel for sale: 23 million price, what it includes and what can be calculated
The asking price is 23 million euros and includes the hotel and the appurtenant area tied to the development project for the SPA and the underground car park. The teaser specifies that the information is preliminary and confidential and that additional documentation is available upon a qualified expression of interest and signing an NDA.
From these data ELRE derives some proportions, which are calculations and not teaser figures: 23 million over 2,295 sq m is about 10,000 euros per built square metre; over 34 suites it is about 676,000 euros per suite, over 40-45 rooms about 510,000-575,000 euros per room. The 2.15 million rent over the 23 million price gives a gross ratio of about 9.3%: it is not a yield, because it rests on a preliminary proposal and on a hotel to be renovated, whose cost is not stated.
THE ELRE READING
Cortina hotel for sale: what to look at before assessing the investment
In this Cortina hotel for sale the value depends on what does not yet exist. Before going further we would ask for the following in writing: the cost and timing of the full renovation, which the teaser does not state; the planning, building and protection constraints for the hotel and the terraces; the state of the SPA and car park project, with building titles, authorisations and the Municipality’s opinion; the terms of the operators’ proposals, which are preliminary and non-binding; the hotel’s current situation, that is whether it is operating, let or empty; the structure of the deal, building or company, with the related taxes.
There is also an arithmetic detail to clarify: 70 spaces at 15,000 euros a year make 1.05 million, whereas the teaser indicates potential revenues of up to about 1.8 million on 70 spaces for 240 days. They are different bases, rent and revenue, and the document does not explain the step: it is a question to ask before using either number. Likewise 60-70 spaces sold at 200,000-250,000 euros would give 12-17.5 million, but they depend on a car park that is still a project.
WHO IT IS FOR
Cortina hotel for sale: which investor it is aimed at
Unlike an already-let hotel, here the buyer builds the income: renovation, permits, choice of operator. The Cortina hotel for sale is therefore aimed at investors with development capacity, or able to team up with a developer and a hotel operator, rather than at those seeking a rent already in place. This is an ELRE reading; the teaser speaks of qualified investors and a qualified expression of interest.
With a price of 23 million plus the cost of the renovation, which is not stated, the capital required goes beyond the price. Whoever applies would do well to prepare the buyer’s profile, the overall financial capacity and any development team, because these are what the owner will assess in a qualified expression of interest.
THE TERMS
Cortina hotel for sale: repositioning, indicative rent, preliminary opinion and parking management, the terms to know
Repositioning: the set of works with which a hotel changes category and clientele; here from an existing hotel to 4 or 5-star luxury. Indicative rent: the annual sum an operator has indicated as a hypothesis, not a signed contract. Favourable preliminary opinion: an assessment by the local authority on a project, which as a rule does not replace the building permit. Parking management: the running of a car park by a specialised operator, for a rent or a share of revenues.
NDA: the confidentiality agreement by which the investor undertakes not to disclose the information received. Due diligence: the technical, legal, tax and planning check the buyer carries out before deciding; the teaser’s data on the Cortina hotel for sale are indications to be verified at this stage, not figures already established.
POINTS OF ATTENTION
Cortina hotel for sale: the points of attention of a repositioning project
A repositioning project has risks of its own, common to every deal of this kind. Cost and time risk: a full renovation can cost more and take longer than planned. Permit risk: the SPA and underground car park depend on titles still to be obtained. Operator risk: the proposals indicated are preliminary, and until a contract is signed the rent is a hypothesis. Market risk: the teaser describes a destination active in every season, but offers no occupancy data to document it.
For this reason the Cortina hotel for sale should be read as a development project with an existing building, not as income already in place. The teaser is a first step: a cost estimate for the renovation, titles, drafts of the operators’ contracts and a technical survey are needed, which we would ask for in writing before any further step.
HOW TO PROCEED
Cortina hotel for sale: how to express interest
The teaser states that additional documentation is available upon a qualified expression of interest and signing an NDA. To express interest in the Cortina hotel for sale you write to Luca Lodi, Senior Global Investment Advisor at Elite Luxury Real Estate, using the button on this page or the Contact page, stating who you are and what kind of investor you represent.
The timing of the next steps is not stated in the teaser and depends on the owner. Anyone assessing several deals can say so from the first message, and can anticipate the most important questions: renovation cost, SPA and car-park titles, terms of the operators’ proposals.
THE METHOD
How we present the cortina hotel for sale: documents and declared data
Every figure on this page comes from the asset’s teaser, supplied by the proposing party: they are indications to be verified in due diligence and we report them as such, with attribution. Where a figure is our own calculation we say so, and we separate what the document says from what is an ELRE reading.
For the same reason we publish no net yields, hotel revenues or occupancy that are not in the document: a figure without a source is not information but a promise. The asset’s identity and the full documentation remain in the owner’s confidential process.
FAQ
Frequently asked questions: cortina hotel for sale
It is an existing hotel in the centre of Cortina d’Ampezzo, with about 2,295 sq m built and 383 sq m of terraces, to be renovated and repositioned in the 4 or 5-star luxury segment, with a new SPA area and an underground car park planned.
The asking price is 23 million euros and includes the hotel and the appurtenant area tied to the SPA and underground car-park project. It is a figure supplied by the proposing party, subject to verification.
The teaser envisages about 34 suites in the 5-star luxury configuration, or about 40-45 rooms in the 4-star luxury configuration. They are indicative configurations, not an approved project.
No: they are preliminary proposals and valuations under way, not signed contracts. The operators’ names are not public and the hypotheses should not be added together.
No: they are planned. For the SPA the teaser cites a favourable preliminary opinion from the Municipality, which as a rule is not equivalent to a building permit.
Yes, according to the teaser: the large bar on the promenade and the two restaurant rooms can be valued separately and the management of rooms and breakfast can be separate from that of dining.
The teaser gives no yield. The ratio between the 2.15 million rent and the 23 million price is about 9.3% gross, but it is an ELRE calculation on a preliminary proposal and on a hotel to be renovated, whose cost is not stated.
For qualified investors with development capacity, or able to team up with a developer and an operator: here the buyer builds the income through renovation, permits and choice of operator.
No: they show the destination, Cortina d’Ampezzo and the Dolomites, and not the property. Authors and licences are in the captions.
With the «Request information» button or from the Contact page: Luca Lodi, Senior Global Investment Advisor, receives expressions of interest. Additional documentation is provided upon a qualified expression of interest and NDA.
ELITE LUXURY REAL ESTATE
Who looks after you
Luca Lodi, with the Elite Luxury Real Estate Real Estate team, receives expressions of interest from qualified investors and accompanies them through the confidential steps set by the owner.
THE STUDIO
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Those who prefer a villa designed for them can discover the projects of the Federico Cappellina studio, a business separate from Elite Luxury Real Estate.
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