| As Patu Keswani, promoter of Krizm Hotels, which runs the Red Fox chain, points out, "As I see it, the supply of rooms today is possibly half the demand at the top end of the budget space. And at the lower end, I can't see any supply at all." |
| Much of this is endorsed by consultancy firm KPMG which estimates that there are just about 40,000 rooms available today in the budget category whereas the number of domestic tourists last year was more than a hundred times that number. |
| It's not just tourists that are being catered for; the target clientele caters more for the business traveller looking for no-frills accommodation. In fact, Berggruen Hotels plans believes 75 per cent of its guests will be businesspeople which is why it's creating an environment where it will be possible for guests to work and it is making sure they have access to the Internet, Wi-Fi services and business centres. |
| Roots Corporation too is focussing on the business traveller and has chosen to put up its most of its properties in emerging commercial centres such as Bhubhaneswar or Durgapur. |
| Given that budget hotels don't earn a very high proportion of their revenues from the food and beverage (F&B) segment-less than 10 per cent compared with 25-30 per cent for five star hotels-- they need to make sure that occupancies are high. That's why most hotels are pricing the room rates attractively. Prabhat Pani CEO, Roots, keeps rates unchanged throughout the year and says his hotels record average occupancies in the region of 70-75 per cent. Says he, "Our tariffs vary from city to city but they remain the same all the year round." |
| Berggruen plans to charge a "bottom of the pyramid" price of between Rs 1600-2400 for its rooms and Sethi is confident that occupancies will hit 70 per cent. Says he, "In Goa today one and two star rooms cost Rs 2500 and our quality will be far better." |
| Rooms at Red Fox will be priced between Rs 1,500-2000 depending on the city, but Keswani says he intends to be flexible about the pricing. Says he, "Since labour in India is relatively cheap, it makes sense to charge a little more sometimes and offer additional services." |
| Adds Reyaz Mama, director Choice Hotel, " Our objective is to price our rooms at a 25-30 per cent discount to full service hotels . So, with room rents of around Rs 1500-2000, it should not be difficult to achieve occupancies of 80 per cent plus." |
| With real estate costs remaining high, everyone's attempting to find a way around them. Roots and Red Fox, for instance are building their hotels on malls. Roots, which leases most of its properties, is also teaming up with Indian Railways to run some of the latter's properties like Yatri Niwas in Delhi. Berggruen is trying out a model where it both owns and leases properties. |
| Says Keswani, "In India real estate costs account for about 50 per cent of the cost of a room compared with just 15 per cent overseas." However, Mama says leasing land is becoming difficult and Choice is locating most hotels on the outskirts of cities. "We are sure that a couple of years down the line, we will get people to stay with us even if we're slightly far away because the market is changing,"he explains. |
| With other costs such as labour and electricity under control "� most hotels do not provide room service "� payback periods are reasonable. Says Mama, "If the cost of the land is at or below 15 per cent of the project cost, the investment can be recovered in five to seven years." |
| At Roots, Pani is pencilling in gross margins of 50 per cent once a few more hotels are up and costs on sales and marketing can be absorbed over a larger base. And Sethi's confident that in a couple of years, he'll make a return of 14 per cent on the capital he's put in. If they're not cutting corners on their investments, they're not willing to compromising on the returns either. |
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