DNA of Theme Park Hotels
DNA of Theme Park Hotels
DNA of Theme Park Hotels
MENA | Hotels
October 2014
Adhari Theme Park Adhari Bahrain Globally, hotels in and around large-scale theme parks are
Bahrain Dolphin Park Manama Bahrain
Lost Paradise of Dilmun Manama Bahrain
primarily built to support the destination and capitalise on
Wahooo! Waterpark Manama Bahrain the constant flow of tourists generated. Outer-circle hotels
Abha Palace Theme Park Abha KSA built by individual investors generally only seek to
Cobra Amusement Park Dammam KSA accomplish the latter.
Snow World Dammam KSA
Al-Shallal Theme Park Jeddah KSA
Atallah Happy Land Park Jeddah KSA Large-Scale Theme Parks Worldwide
Stationery Fantasies WaterPark Jeddah KSA
Castle Park Al Khobar KSA Nearby
Name City Country
Hotels
Al Hokair Land Riyadh KSA
The 99 Village Jahra Kuwait Walt Disney World (Magic Kingdom, Epcot,
Orlando USA 140
Animal Kingdom, Hollywood Studios)
Al Sha'ab Leisure Park Kuwait City Kuwait
Aqua Park Kuwait City Kuwait Disneyland Tokyo / DisneySea Tokyo Japan 12
Cartoon Network World Kuwait City Kuwait Disneyland Anaheim Anaheim USA 45
Kuwait Entertainment City Kuwait City Kuwait Universal Studios - Osaka Osaka Japan 10
Marah Land Park Al Sabahiya Kuwait Universal Studios - Orlando Orlando USA 40
Marah Land Muscat Muscat Oman Ocean Park - Hong Kong Hong Kong Hong Kong 8
Riyam Amusement Park Muscat Oman Hong Kong Disneyland - Hong Kong Hong Kong Hong Kong 4
Aqua Park Qatar Doha Qatar Lotte World Seoul South Korea 3
Gondolania Doha Qatar Everland Gyeonggi-Do South Korea 6
Ferrari World Abu Dhabi UAE Universal Studios Hollywood Los Angeles USA 24
Yas Waterworld Abu Dhabi UAE Nagashima Spa Land Kuwana Japan 4
Hili Fun City Al Ain UAE Seaworld Orlando Orlando USA 16
Aquaventure Dubai UAE Europa Park Rust Germany 86
Dolphin Bay Dubai UAE Seaworld San Diego San Diego USA 23
Dubai Dolphinarium Dubai UAE Tivoli Gardens Copenhagen Denmark 46
Encounter Zone Dubai UAE De Efteling Kaatsheuvel Netherlands 31
Global Village Dubai UAE Yokohama Hakkeijima Sea Paradise Yokohama Japan 11
Kidzania Dubai Mall Dubai UAE Universal Studios - Resorts World Sentosa Singapore Singapore 13
Paintball Dubai Dubai UAE
Source: Colliers International
Sega Republic Dubai UAE
Ski Dubai Dubai UAE
Stargate Dubai Dubai UAE The largest theme park worldwide – Walt Disney World
Wild Wadi Dubai UAE
Wonderland & Splashland
Orlando – is served by 140 hotels near the park, out of
Dubai UAE
WOW Iceland Water Park Ras Al Khaimah UAE which only 25 are considered to be inner-circle hotels.
Adventureland Sharjah UAE This represents the potential effect of the amusement park
Al Montazah Park Sharjah UAE industry on the tourism industry and its role in creating a
Antic's Land Sharjah UAE
Sharjah Paintball Park
global leisure destination.
Sharjah UAE
Dreamland Aqua Park Umm Al Quwain UAE
Source: Colliers International
30
31
Facilities Review
Title
25 27
Rooms 20
15
Inner-circle and themed hotels generally achieve a
premium average room rate over city hotels. 10
5
Theme park hotels often have a large variety of room
-
categories, catering to different tourist profiles.
45 Room
Florida Tokyo Singapore
types such as family rooms, ‘kids rooms’ and themed
40 45 Hotels Around Theme Park (m²)
rooms are unique to theme park hotels. 41 40
35 40 37 Hotels Inside Theme Park Area (m²)
36 41 36 40
Percentage of Hotels with Family Rooms
30 35 37
31 36 36
Title
90% 80% 51% 64% It is therefore important to develop a theme which has a
maximum impact on guest experience, and a minimal
impact on construction costs.
Since the family tourist segment is an important demand
generator for themed hotels, they are more likely to
provide childcare and children’s facilities than non-themed
Themed Hotels Development Cost
and outer-circle hotels. OS&E: Operating Supplies & Equipment
FF&E: Fixtures, Furniture & Equipment
Percentage of Hotels with Childcare / Children’s Facilities Non-Themed Hotel Soft Themed Hotel
NON-THEMED THEMED INNER-CIRCLE OUTER-CIRCLE Standard development 3-10% increase in OS&E
HOTELS HOTELS HOTELS HOTELS
costs costs (uniforms, amenities,
etc)
41% 100% 92% 48%
Kempinski Mall of the Emirates. Connected to the region’s Risks are faced by both soft and hard themed hotels,
only indoor ski park, the hotel’s interior adopts a theme of predominantly in locations with smaller theme parks.
a luxurious mountain resort through its design, with
Despite the risks, hotels which are themed are more likely
wooden furniture, dark color schemes and large white
to be recognised, regionally and globally, as they have the
chandeliers. There are 15 fully themed ski chalets which
potential to target a variety of segment groups, increasing
have a direct view of the ski slope.
their profile worldwide.
Different Types of Branding Themed Hotels – Key Risks & Risk Mitigation
Inner-circle theme park hotels are often found to have RISKS RISK MITIGATION
Unbranded hotels exist in theme parks such as Resorts No theming, soft theming or light Create a more complete theme,
theming may result in an that extends through all aspects
World Sentosa, benefiting from the overall ‘brand’ of the incomplete experience, and of a guests stay, from design to
destination as well their respective unique themes. possible mismatch with the F&B offerings, to entertainment
overall experience. and services.
Correlation between Theme Park Inner-circle theme park hotels are predominantly
orientated towards leisure and family guests, but often
Attendance and Hotel Demand attract large MICE groups as well (if meeting facilities are
During the first 8-10 years after the opening of a theme offered).
park, there is a strong correlation between theme park
The global average is 75-85% leisure guests in theme park
attendance and hotel demand. However, once the park has
hotels.
been open for more than 10 years and demand is mature,
the correlation becomes weaker, as certain visitors return
only on day trips.
Length of Stay
The average length of stay in theme park hotels varies by
Thus it becomes increasingly important in the long term
destination, mostly determined by two factors: the size and
for a theme park hotel to diversify its source markets to
variety of the theme parks, and ancillary activities
target more non-theme park visitors (i.e. MICE, corporate).
available in the destination’s immediate area (i.e. beach,
golf, shopping).
Correlation between Theme-Park Attendance The global average is a length of stay of 2.8 days in theme
and Hotel Demand Roomnights park hotels.
Correlation
Correlation
Theme park After first 10 years Singapore and Florida theme park hotels benefit from the
First operating years
of operation longest length-of-stay as they offer the most complete
Disneyland Paris STRONG WEAK holiday destinations. Those located in Paris, Tokyo and
Hong Kong have a shorter length of stay due to a higher
Disneyland
STRONG N/A
Hong Kong share of domestic visitors coming on shorter but more
Disney World
N/A WEAK frequent trips.
Florida
Paris Length of Stay: 2.4 days Tokyo Length of Stay: 1.3 days
Disneyland Majority: Regional Market Disneyland Majority: Domestic Market
SERVICES AT A GLANCE
The team can advise throughout the key phases and lifecycle of projects
• Destination / Tourism / Resort / Brand Strategy
• Market and Financial Feasibility Study
• Development Consultancy & Highest and Best Use Analysis
• Operator Search, Selection and Contract Negotiation
• Pre-Opening Budget Analysis and Operational Business Plan
• Owner Representative / Asset Management / Lenders Asset Monitoring
• Site and Asset Investment Sale and Acquisition/Due Diligence
• RICS Valuations for Finance Purposes and IPOs
1.46
billion square feet
under management
15,800
professionals
and staff
colliers.com
The information contained herein has been obtained from sources deemed reliable. While every reasonable effort has been
made to ensure its accuracy, we cannot guarantee it. No responsibility is assumed for any inaccuracies. Readers are
encouraged to consult their professional advisors prior to acting on any of the material contained in this report.