Project
Development
Whoever builds decides for decades, long before the first excavator arrives. Sarego Group develops hotel projects in Austria, Germany and Switzerland as well as in the Alps and southern Europe, from the site to turnkey handover to the operator. Landowners and investors who build rather than buy start here.
What this is about: Service 03
A hotel project comes into being in the plan and in the operator agreement, and the two have to fit together.
The location decides which concept carries at all: position, access, length of season, parking and the zoning, meaning the permitted use of the site. From that follows how many rooms make sense, which category the property can hold and whether food and beverage, conference or spa belong to it. We develop the concept out of the location, not out of a wish. Only once location and capacity fit together does a business plan emerge that a bank will actually read.
The most important switch lies before the first sod is turned, and it is called the operator. Whoever searches only after construction has begun builds areas nobody wants in that form and negotiates later from the weaker position. With the operator committed beforehand, the planning follows the contract, and the financing gets the evidence it demands anyway. The operator also brings standards that govern construction time and cost: room depth, plant areas, deliveries.
How we proceed: 01 bis 05
Location and zoning
Position, access, season, building law. We clarify early what the zoning allows and how much of it is economic.
Concept and capacity
Number of rooms, category, food and beverage, wellness. Every area must reappear in the business plan. Areas without a contribution margin we cut early.
Operator commitment
Approaching suitable operators and brands, negotiating lease or management, signing before construction starts.
Planning and construction
Coordination between architecture, operator standard and financing. We keep the operating logic in the plan.
Handover
Completion, acceptance, initial fit-out, opening phase. Handover goes to an operator who knows the business. Only then does our role end.
For whom: Client groups
Landowners, developers and investors examining a hotel use or wanting to put a started project on sound footing. Often it concerns sites too noisy for housing and too good for industry.
- Sites zoned for hotel use or with a prospect of rezoning.
- Aparthotels and serviced apartments, between housing and hotel.
- Started projects missing the operator or the business plan.
Questions: Three questions
- When should the operator be settled?
- Before construction starts, better before the planning submission. The operator determines room sizes, back-of-house areas, meaning kitchen, storage and staff areas, and the fit-out standard. Every change after that costs construction time and money, and evidence of a committed operator noticeably improves the financing terms. We therefore approach operators as soon as location and capacity are sound.
- What exactly is an aparthotel?
- A building with apartments run in hotel fashion: reception, cleaning, short stays. Legally much hangs on zoning and contract design, above all where single units are sold to investors. These questions belong before the planning, not after it.
- Do you also develop existing buildings?
- Yes. Converting an office building, extending an existing hotel, repositioning after a change of operator. The route is the same: first the location, then the concept, then the operator. In existing buildings the fabric decides as well: storey heights, structure, building services.
