Create sustainable
real estate value
for the hospitality industry

  • TRANSACTION SERVICES

  • STRATEGIC INVESTMENT CONSULTING

  • OWNER REPRESENTATION SERVICES

  • ASSET & PORTFOLIO MANAGEMENT

@ Hoerée we offer real estate transaction services and strategic investment advice to real estate owners, investors and operators active in the hospitality industry.

We define « hospitality » as a very broad spectrum covering all type of real estate asset classes that are concepted to offer « spaces with services », either to accommodate:

• People for short- or long-term stays including furnished rental apartments, co-living, senior and student housing concepts, hotels & resorts all the way up to clinics, or

• Businesses who require today more and more innovative, flexible, modern, urban and serviced spaces to house their office, logistics and retail activities.

Our mission is to bring together and assist with real estate investors and operators in the hospitality industry in order to create innovative concepts that lead to sustainable real estate value for both parties.

We identify and execute optimization strategies for our clients, with the aim to increase the underlying property value for the owner as well as the operational business performance for the operator of the asset. Clients often request our services when preparing for important renovation projects or (re-)financing requests, when analyzing different property repositioning strategies, or when analyzing and preparing plausible exit scenarios.

We accompany real estate owners and hospitality operators during the entire life cycle of the investment with a broad range of services ranging from transaction services, strategic investment consulting, owner representation services to asset & portfolio management services.

We aim to be a one-stop shop for our clients during the entire life cycle of their investment and therefore work together in close collaboration with multiple carefully selected specialists in the field of architecture, technical engineering, legal advisors and hotel & restaurant operations specialists.

Specializes in all type of real estate offering hospitality services

People

  • Service flats

  • Co-living

  • Senior housing

  • Student housing

  • Hotels & resorts

  • Clinics

Businesses

  • Industrial hotels

  • Co-working

  • Coffice

  • Shops-in-shop

  • Pop-up stores

  • Retail & logistics hubs

Hoerée is your partner for:

Hospitality owners and operators looking to invest or expand their activities in Switzerland

  • • Location & Site Analysis

    • Property Valuation

    • Hotel Business Valuation

    • Project feasability Analysis

    • Property repositioning strategy

    • Strategic analysis and risk assessment of the hotel’s operations and finances in order to optimize the owner’s bottomline and ROI (Performance Optimization Plan)

    • Assessment of value-increasing opportunities and asset utilization improvement possibilities (Strategic Asset Management Plan - SAMP)

  • • Preparation of a sales document ( Teaser / Information Memorandum)

    • Setting up a due diligence room and help to assemble all the required documents

    • Assistance during the sales process, facilitating communication between buyer and seller

    • Advising on the setting of the asking price

    • Facilitating the closing process

  • • Coordination of the due diligence process for the seller (setting up a due diligence room and help to assemble all the required documents

    • Coordination of the due diligence process for the buyer (organizing the financial, legal, HR, operational, environmental or business due diligence with a team of dedicated field specialists and establish an assessment of the risks in a red flag report)

  • • Property search: site location analysis, short-list plausible locations based on selected investment criteria, transaction services (see above)

    • Operator search: pre-selection of plausible operator concepts for the project, SWOT analysis of potential operator concepts based on the selection criteria of the owner, professional assessment of the operator’s offer (lease model & financial provisions, pré-opening fees, technical assistance, maintenance, etc.), support during the negotiation process

  • • Establishment and launch of real estate structures

    • Deal structuring & cash flow forecasts for the hold period

    • Determination of funding requirements

    • Preparation/assessment of realisation strategy

  • • Valuation of properties

    • Valuation of development land

    • Valuation of projects (renovation, extension, etc.)

    • Project feasability studies

    • Valuation of operating groups

    • Valuation of lease and management contracts

    As a member of the Royal Institute of Chartered Surveyors (RICS) and having acted as a FINMA accredited valuer for stock listed companies in Switzerland, I undertake to deliver high-quality valuations respecting all local and international guidelines.

Real estate owners looking to reposition their property as an operational real estate asset (creating sustainable spaces with services)

  • • Evaluation of investment opportunities: Existing Operational Real Estate with potential for repositioning, rebranding, utilization optimization or extension Re-development of existing assets of other uses (such as office, residential, …) to operational real estate concepts creating innovative spaces with services (REaaS / with or without operator) Mixed-use or brownfield land developments with a hospitality component

    • Location Search for any hospitality concept (from service flats, senior/student housing, budget hotels to destination resorts, co-working, pop-up stores to industrial hotels)

    • Project Development: guide you through the entire development process from defining the proper product mix, market positioning and branding until

    • Financing Advisory: assist you in attracting potential capital sources (ranging from senior debt to mezzanine loans as well as equity financing) by offering an in-depth and independent financial analysis and SWOT analysis of the operational business plan of the asset

  • • Valuation of properties

    • Valuation of development land

    • Valuation of projects (renovation, extension, etc.)

    • Project feasability studies

    • Valuation of operating groups

    • Valuation of lease and management contracts

    As a member of the Royal Institute of Chartered Surveyors (RICS) and having acted as a FINMA accredited valuer for stock listed companies in Switzerland, I undertake to deliver high-quality valuations respecting all local and international guidelines.

  • • Market assessment & positioning strategy

    • Identification of successful exploitation concepts

    • Financial modeling of different operator scenarios (ROI calculations)

    • Feasability study (technical & economical)

  • • Capital expenditure planning & budgeting

    • FF&E planning & budgeting

    • Investments in sustainable development to improve energy performance and ESG scoring

  • • Assessment & SWOT analysis of the current use of space

    • Identification of potential higher yielding uses of space, creation of synergies within spaces in order to optimize its use

    • Establishment of alternative and innovative alternative concepts to use and create additional spaces (renovation, extension, rebuilding)

  • • Identification of plausible operators

    • SWOT analysis of potential operator concepts based on the selection criteria of the owner

    • Professional assessment of the operator’s offer (lease model & financial provisions, pré-opening fees, technical assistance, maintenance, etc.), support during the negotiation process

  • • Assessment and SWOT analysis of the project basic parameters (verification/ identification of economic, market, location and technical assumptions of the project)

    • Assessment of risks and obstacles to project completion

    • Financial modeling of cash flows, returns on investment and financing potential

    • Assess the availability of adequate funding (incl. a budget for cost overruns)

    • Calculate alternative scenarios (highest & best use case vs worst case scenarios)

Hospitality Real Estate Owners requiring assistance with the management of their asset(s) and/or negotiations with the operator

  • • Periodic meetings with the operator to review recent and forecast performance and advise owner on any management issues

    • Project management (costs, timeline, bidding & contract negotiations, representation of owner in all planning meetings and execution stages, etc.)

    • Contract assessment, negociation and execution (lease, franchise, management),

    • Ad interim & crisis management

  • • Operational performance analysis, monitoring and benchmarking

    • Capital expenditure planning, budgeting & monitoring

    • Property Improvement Plan (PIP)

    • FF&E Management

    • Strategic investment advice during the asset’s life cycle

    • Sustainability & Energy Performance Management

  • • Analyze and suggest what to improve in processes and procedures

    • Advice on issues from a position of neutrality on high sensitive issues

    • Advise and implement strategies to deliver effective solutions

    • Check and make sure that equipment and team is working properly

    • Work on new strategies to improve productivity

  • • Strategic analysis of the operator’s finances aimed and finding solution to optimize the owner’s bottomline and ROI

    • Assessment of value-increasing opportunities and asset utilization improvement possibilities

  • • Franchise agreements

    • Lease contracts

    • Management contracts

    • LOI & Sales Agreements