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Crunching the numbers on Phuket’s hotels – 2020

Bill Barnett

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PHOTO: Travel 141

Bill Barnett from c9Hotelworks, crunches the numbers and reports on some challenges for Thailand’s largest island and most popular tourist destination, outside of Bangkok.

Robust passenger arrivals in the second half of 2019 highlighted by growth in Indian tourists helped rebalance the island’s tourism sector, according to the C9 Hotelworks newly released Phuket Hotel Market Update (link below). The addition of direct flights out of Mumbai, Dehli and Bengaluru propelled numbers by 298% versus the same period the year before.

In 2019, year-on-year passenger arrivals declined in Q1 (-4%) and Q2 (-7%) due to international economic volatility, China-US trade tensions, and a strong Thai baht. Long-haul travellers from Australia and European countries (led by Scandinavia, Germany, and Italy) shrank. Moreover, Chinese arrivals moved into troubled territory with a negative year-on-year growth rate of -9%.

However, passenger arrivals notably regained momentum in Q3 (3%) and Q4 (8%). The demand came from regional Asian feeders (led by India, Malaysia, and Singapore). Overall for the year passenger arrivals in 2019 are forecasted to be similar to 2018, but punctuated by a second-half rising trend. In 2019, the total number of passenger arrivals at the Phuket International Airport is forecast to be 9,109,487 when finally tabulated, with the December year-on-year monthly 2019 figure forecasted to be up by 8%.

Crunching the numbers on Phuket's hotels - 2020 | News by The Thaiger

Citing recent media reports about Phuket’s hotels being “half empty”, C9’s Managing Director Bill Barnett stated “current 2019 data that reflects over 9 million passenger arrivals at Phuket International Airport, and hotel occupancy levels for the year in the low 70’s is contrary to the media claims which are unsupported by a lack of metrics or attribution.”

“While 2019 saw a slight drop in occupancy, and marked reduction in average rates and RevPAR*, these are mainly attributed to an appreciating Thai baht and reaction to increased competition in leisure destinations. The latter part of 2019 trending showed higher demand which is encouraging but seasonable challenges remain a key challenge.”

*Revenue per available room (RevPAR) is a performance metric used in the hotel industry. It is calculated by multiplying a hotel’s average daily room rate (ADR) by its occupancy rate. It may also be calculated by dividing a hotel’s total room revenue by the total number of available rooms in the period being measured.

Crunching the numbers on Phuket's hotels - 2020 | News by The Thaiger

Looking at key hotel performance trends, the second half growth spurt in demand drove full-year market-wide occupancy to 72% according to data from STR, which is 3% lower versus the 2018 numbers. Room rate pressure remains intense and a challenge to RevPAR; with Thai currency appreciation set to continue in 2020. Two key metrics that were impacted was a drop in island average rates by 6%, and the knock on impact to RevPAR that also stepped back by 10%, largely driven by lower room rates.

Tourism receipts in Phuket for the period January to November 2019 tallied 416 billion baht.

A key airlift factor is direct flights and diverse destinations. Comparing Mainland China with 21 destinations from 22 airlines and Russia with 34 destinations from 8 airlines, the number of Indian arrivals from 3 cities and 2 airlines is anticipated to see continued market penetration and upside in 2020 and beyond.

Phuket’s developing surge has continued with 57 properties under development in the pipeline representing 15,277 new room keys. Over 50% of the incoming supply are hotel managed residences or real estate-led projects.

In 2020, 5,009 newsroom keys from 21 properties will enter the island hotel supply, a 6% increase. The majority of future pipeline developments are in upscale and midscale tiers.

You can read the full report HERE.

Crunching the numbers on Phuket's hotels - 2020 | News by The Thaiger

Crunching the numbers on Phuket's hotels - 2020 | News by The Thaiger

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Read more headlines, reports & breaking news in Phuket. Or catch up on your Thailand news.

Bill Barnett has over 30 years of experience in the Asian hospitality and property markets. He is considered to be a leading authority on real estate trends across Asia, and has sat at almost every seat around the hospitality and real estate table. Bill promotes industry insight through regular conference speaking engagements and is continually gathering market intelligence. Over the past few years he has released four books on Asian property topics.

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FazWaz accelerates growth in SE Asia property market with latest funding round

The Thaiger

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FazWaz accelerates growth in SE Asia property market with latest funding round | The Thaiger

FazWaz, a leading real estate transaction marketplace headquartered in Bangkok, has raised a new round of funding to accelerate growth into 2021. Serial investor and Online Marketplaces Chairman Simon Baker via CAV Investment Group says he’s been closely following FazWaz for the last 3 years since they first attended our Property Portal Watch Conferences in 2017.

“I believe that their mission to use technology to streamline the end-to-end real estate transaction process is the future for real estate sales. Brennan Campbell and his team are very well positioned to be a global leader in real estate e-transactions.”

The latest round of funding will be used to invest further into the marketing, data and technology to ultimately drive FazWaz brand awareness and grow its market share. FazWaz had gone against the traditional startup route and remained 100% bootstrapped for its first 4 years of business while showing 100% growth year on year.

Also participating in the funding round for FazWaz were 500Tuk Tuks, Aries Capital (Indonesian family fund), and Alpha Founders Capital.

Having been launched just under 5 years ago by expat entrepreneurs Paul Trayman, Brennan Campbell and Michael Kenner, the brand has expanded across south east Asia with the latest country launch being Cambodia in November. The portal is looking to digitise property transactions in the country and can count some 500,000 visitors per month to its main Thai site having overtaken some big names to rank in the top 3 property portal sites in the country.

Brennan Campbell, Founder & CEO of FazWaz, says that we now live in an on-demand, digital-first society where users want efficient access to products and services at the click of a button.

“The real estate industry is no different and users are demanding a better online search and offline service experience. As a mission-driven business, the funding and expertise brought on in this round of investment moves us closer to our goal of empowering consumers to make more efficient and informed real estate decisions.”

FazWaz is one of an increasing number of property marketplaces with an end-to-end model that seeks to bring transactions online with users able to make an offer directly on the platform.

Johannes von Rohr, General Partner at Alpha Founders Capital says that Thailand’s proptech (property technology) scene is seeing an exciting amount of activity with two well-known major M&A deals in 2020, one being for Kaidee.com and another being Hipflat.com.

“At the same time, a large amount of investment pours into startups tackling the fragmented real estate market. FazWaz re-envision the real estate sales process with technology. We are excited to back FazWaz as they now enter into the next significant phase of growth.”

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What has the pandemic taught hotels about luxury. Is ‘less’ more?

The Thaiger

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What has the pandemic taught hotels about luxury. Is ‘less’ more? | The Thaiger
PHOTO: The Naka Island - The Luxury Travel Expert

by Anthony Lark

“Let’s say goodbye to all that stale pretence and manufactured pomp”

Until the collective nightmare that was 2020, many of the so-called high-end hotels had a reputation for trying to convince guests to pay for often dingy guestrooms lacking any real views inside an otherwise ornate structure with a storied, celebrated past, where the first impression was a check in often akin to applying for a bank loan. Defined as “luxury”, in the good old days they got away with it.

Over the thirty years I spent running Amanpuri and Trisara on Phuket, I heard hundreds of people complain of feeling ripped off at “legendary” and “iconic” hotels by staff that rudely treated them as anything but guests.

How many of us did not tip the head waiter after dinner on the first night, to return the next evening and find ourselves stashed at a table by the kitchen door, or getting ushered past the prime and utterly empty deck chairs (with a book on them) by an indifferent pool boy rushing to count his bounty at the pool bar.

As we in the hotel business look towards vaccine jabs while collectively praying for people to start travelling again, let’s say goodbye to all that stale pretence and manufactured pomp. Emerging from the darkness that was 2020, we hoteliers need to consider that life will not bounce back to all that, nor should it. Good riddance to the seller’s market when hotels could charge like the light brigade for sub-par accommodations and indifferent service while expecting our guests will automatically keep coming back for more.

Merriam-Webster ‘luxury’ definition #1: a condition of abundance or great ease and comfort.

“There will always be people willing to pay,” said the late, great Natale Rusconi of the Cipriani in Venice and Splendido in Portofino.The size of the room didn’t matter, he observed, nor did the price of a cup of coffee, as long as they felt cocooned in an ‘exclusive’ world with an established reputation of being the “best.”

A classic negroni or a plate of risotto on the terrace at Cipriani is luxurious, not so much because of the ingredients of the food and beverage (although it is the best), but because it’s a rare experience.

Sonu Shivdasani, owner of Soneva resorts, hits it on the head when describing luxury.

He points out “Our external communication focuses much more on our brand proposition of “Inspiring a Lifetime of Rare Experiences”.

For example, we touch upon the point of our guests being able to walk barefoot for a week. This is rare and hence a luxury.

Change is in the luxe-wind

There is definitely change in the post-covid wind. In virtual conversations with many wealthy, well-travelled former guests of mine living in the northern hemisphere, they are explicit about what they yearn for on the other side of their drawn-out lockdowns.

These people are the ones who every year asked me for the largest villa with the bluest views and the most kitted out yacht for a day on the Andaman Sea and now I sense they seek something distinctly less material. While I am not surprised to hear them in their Bel Air mansions and apartments overlooking the River Seine asking for deals, what they say next piques my interest. “Anthony, I don’t need the presidential suite when we come back,” they say without a whiff of disappointment to downgrade. They are increasingly asking not for the specs on yachts but for news of wellness offerings and rare, secret local experiences.

One company already excelling in this beyond luxury space is Six Senses, purchased in 2019 by the behemoth InterContinental Hotels brand but left to run relatively independently under CEO Neil Jacobs. In interviews and on panels throughout the pandemic, Jacobs has spoken often of his personal aversion to the very word ‘luxury’ as well as to ‘exclusivity,’ which he sees in direct opposition to Six Senses’ holistic ethos.

Community engagement, he argues, is not only an aspect of the brand’s sustainability guidelines but also critical to “the intrinsic value of the content around what is being offered” at each individual property.

Like Jacobs, I noticed even before Covid that bragging rights back home no longer focus solely on price-tagged acquisitions. Those same guests who regaled me during lockdown with tales from their past travels, talked about meaningful encounters with Bhutanese textile weavers, Portuguese sourdough bakers, Colombian coffee farmers or Thai fishermen with whom they shared meaningful encounters on immersive, often unexpectedly transformative journeys. Perhaps we all learned in lockdown that these memories endure far longer than we can linger on even the most decadent bed linens or the hotel’s fluffy-as-a-cloud bathrobes.

Even before any of us had given a thought to wet markets in Wuhan, our industry was abuzz with these ‘experiential’ and ‘transformational’ travel offerings, and we see smaller, more nimble independent hotels and resorts luring guests away from staid grand dames of the past, while commanding higher rates.

I suspect we will now enter a new era, best described by Morris Sim, one of the smartest marketing minds I know.Travellers he predicts, will be embracing the idea that “ luxury is the outcome of an experience, not a product.”

Merriam-Webster luxury definition #2: something adding to pleasure or comfort but not absolutely necessary.

To be clear, this is not a rallying cry to spend amidst an economic crisis. Luxurious experiences may be as humble as a thoughtful gesture or act of kindness by a staff member. It’s surprising our guests on their return to the hotel room to find their laundry cleaned, folded and tied with a beautiful bow, or that feeling of being cared for to discover one’s toothpaste, sunscreen and deodorant arranged like tiny soldiers on the bathroom vanity.

Going forward, those hotels that also help guests to make meaningful, immersive connections with the surrounding culture and environment while also delivering unpretentious, anticipatory service with thoughtful human touches will redefine luxury.

Merriam-Webster luxury definition #2b: an indulgence in something that provides pleasure, satisfaction, or ease

Throughout the heady 1990s, we opened a new Amanresort every year or so. While now considered places of beauty that were undeniably desirable, they were initially revolutionary upstarts compared with the most famous resorts of the 70’s and 80’s where gold sink taps stood out against bathrooms laden with Carrera marble.

Into this arena where remote controlled toilets that blew air on your arse were regarded as luxurious, Adrian Zecha’s vision for each Aman was unashamedly simple in design and utterly lacking in superfluous finishing’s. The late architect Ed Tuttle, who mastered this design of understatement used to tell his team (including his lead designer Pin Tan, who now holds that title at Six Senses) and clients that “it’s not about embellishment, it’s about owning the space.”By this he meant that humans are most at ease in spaces that function well when for them rather than for shelter magazines and marketing brochures.

As we look towards leaving hibernation behind, I strongly believe our guests will gravitate to uncluttered places where simplicity reigns, where they can look better and feel better about their emergent selves and where they can enjoy consequential encounters with fascinating strangers, after feeling cut off for so long.

At Trisara Phuket, the team here serves local residents and Bangkokians down for the weekend gourmet Thai-inspired lunches prepared by chefs under a Thai carved sala roof overlooking a charming lake at the resort’s nearby working farm, engaging with locals tending the farm while keeping comfortably cool and exquisitely sated.

My personal view is that successful hotels must throw off any remaining shackles of our industry’s past definitions of ‘luxury’ and pivot towards delivering authentically local guest experiences and anticipative service that surprises and delights.

Are we headed towards a new paradigm where our job is to nurture the “outcome of the experience” rather than the showmanship of counting threads of Egyptian cotton and embroidering initials on pillowslips?

What has the pandemic taught hotels about luxury. Is 'less' more? | News by The Thaiger

Anthony Lark is the founding and current president of The Phuket Hotels Association. He also runs his own luxury hospitality company focused on resort and residential villa design & master plan concepts, plus management auditing of existing properties as hotels prepare for a post-covid world.

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Thai Airways to resume flights from Bangkok to Chiang Mai and Phuket

Caitlin Ashworth

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Thai Airways to resume flights from Bangkok to Chiang Mai and Phuket | The Thaiger
PHOTO: Thai Airways

After nearly 9 months on the ground due to the coronavirus pandemic, along with problems balancing their accounts, Thai Airways will resume flights between Bangkok and Chiang Mai as well as Bangkok and Phuket later this month. The flights will start back up on Christmas day.

Flights from Bangkok to the 2 key tourist provinces have been grounded since April 1. Starting December 25, the airline will run 3 flights a week on both routes. A source told the Bangkok Post that the new schedules will run until at least February 28.

Thai Lion Air, Thai Air Asia, Nok Air, Thai Smile, VietJet Air and Bangkok Airways have returned to the domestic skies since July and slowly adding frequency to their routes.

In addition to resuming the domestic flights, the Thai Airways is relaunching some international flights from January 1 to March 27 including weekly flights to Frankfurt, London, Copenhagen, Sydney, Seoul, Manila, Taipei and Osaka. Flights from Bangkok to Tokyo will be available 3 times a week and flights from Bangkok to Hong Kong will be available every day.

Thai Airways has been tackling bankruptcy throughout the lockdown and trying to make up for more than 300 billion baht in losses. Since many flights were suspended due to travel restrictions, Thai Airways has tried to make money by business ventures on the ground, like a pop-up restaurant serving in-flight meals and selling off unwanted equipment from their warehouse. There also disposing of much of their older fleet, including all of their Boring 747-400s.

SOURCE: Bangkok Post

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