Cant sell my hotel

GDB2222

SouthCoast wrote: »

Late Rooms gives me 283 hotels in Blackpool, most with vacancies for Sunday 5th July!

This is the main problem. As Slowdog says, there seems to be massive competition in Blackpool. However, when I looked on one of the websites, it was pretty clear that your hotel is at the bottom of the price range, and I'm not at all sure it deserves it. What I would do if I wanted to continue running the hotel (and I know you don't but you may have no choice!) is:

1. Revamp the website photos and wording. Just as an example, the photo of the front of the hotel is rather spoiled by the cars parked there. Do you not have a friend who is into photography? Or look up the local camera club? Money cost of doing this is virtually nil, but it is yet more work for you. You've had loads of ideas here about how to change the wording - it's almost too honest!

2. Take some of the better rooms and revamp those a bit, just to distinguish them from the standard rooms, then sell those more de luxe rooms at £25 pppn. That way, you can get more cash in from those who can afford it whilst not losing your existing customer base.



On the other hand, as you are probably worn out and don't want to continue, you seem to have two choices:

1. Reduce the price until it sells. (I'm not at all convinced this is your best bet.)

2. As others have said, explore the development potential. Old age home, flats. Why isn't there a YHA hostel in Blackpool? Would this building fit the bill?

rowantoad

I cant really suggest on getting it to sell but it looks to me that it's not reaching anywhere near it's potential.
I think it looks very competitive on price pppn as has been said so i think you need to research a bit and find out how you can up your occupancy.

Geenie

GDB2222 wrote: »

This is the main problem. As Slowdog says, there seems to be massive competition in Blackpool. However, when I looked on one of the websites, it was pretty clear that your hotel is at the bottom of the price range, and I'm not at all sure it deserves it. What I would do if I wanted to continue running the hotel (and I know you don't but you may have no choice!) is:

1. Revamp the website photos and wording. Just as an example, the photo of the front of the hotel is rather spoiled by the cars parked there. Do you not have a friend who is into photography? Or look up the local camera club? Money cost of doing this is virtually nil, but it is yet more work for you. You've had loads of ideas here about how to change the wording - it's almost too honest!

2. Take some of the better rooms and revamp those a bit, just to distinguish them from the standard rooms, then sell those more de luxe rooms at £25 pppn. That way, you can get more cash in from those who can afford it whilst not losing your existing customer base.



On the other hand, as you are probably worn out and don't want to continue, you seem to have two choices:

1. Reduce the price until it sells. (I'm not at all convinced this is your best bet.)

2. As others have said, explore the development potential. Old age home, flats. Why isn't there a YHA hostel in Blackpool? Would this building fit the bill?

Hey, everyone knows it fun to stay at the YMCA! Why haven't Blackpool grasped this and found a former hotel to convert! Good suggestion.

bo_drinker

Like anything house car boat or hotel, if it's been on the market 4 years it's not rocket science it's too expensive, simple as, everything has it's price.

Errata

Have to agree with Lynz, the photos in the gallery are seriously grim. I appreciate the OP did the website himself, and he could improve it no end by refreshing the text and filling the gallery with pix of the lights, donkeys on the beach, piers, a smiling receptionist and chef. It ain't what you say, it's the way that you say it. For instance - does the tariff include breakfast and where's the breakfast menu ?

dazco

bo_drinker wrote: »

Like anything house car boat or hotel, if it's been on the market 4 years it's not rocket science it's too expensive, simple as, everything has it's price.

Not strictly true.

If I was selling my car and I photographed it in twilight without a flash with what appear to be a drunken oaf inside it, then advertised it in Pig Fanciers Weekly, I think my car would not sell in four years either.

The sale of this hotel needs marketing correctly to at least give it a chance to sell.

getmore4less

Interesting thread, some thouhts

The biggest issue seems to be turnover and bums on beds

website could certainly do with a bit of work, nothing critcal but a lot of small improvements woud help.

As a punter looking for a room it is not that inviting and the formatting needs a bit of work(eg : writing going over photos )

Better pics, make sure your best rooms are pictured. there are only 2 pictured no bathrooms, are they bath or showers what condiments are supplied?

Prices seem cheap, but not familiar with the local market, if as you say you offer a lot for the price then there is room to up the prices a bit.

Family(3+) rooms on a pp basis will be expensive.

List all the rooms you have and how many they take.

I would simplify the tarrifs to make it clearer low/high season.
Price per night with perhaps a weekly 6-7 nght rate. £1-£2 differential is neglible so not worth mentioning, up the price to £20+ and give a free night for the longer stays.

Price the rooms on the No of people they take, when people book you can offer the bigger rooms at the lower rate if none of the smaller ones are left.

What is the stay profile in No. of nights and No of people, that may make some target offers worth while.

Holiday specials I would make a page for each one makng it clearer what the deals include and include picures from previous events, menus ahould be be good for the special events.


Grandfather your regulars with a special deals at the current lower rates to keep them coming back, email them specials, once the new prices are in, then you can up the regulars price by a few £ the next year but still discount on your current rates.

You might be putting put off groups young people with the no stag/hen comments.

Promote the breakfast I see nothing that even says it is included.

Make it clear what is on the ground floor, mobility impared people can't work out if the place is suitable or not with the current info, if access is a problem make it clear and then you can remove the negative stuff.

Parking seems to be limited. (I want to park my car for free so would look for a hotel with that)

I expect a daily change of used towels these days.

If you want to encourage families get a cot or two and some high chairs.

Food seems very basic that might be target market but I could see us looking to eat out most nights so look how close local places were(if too far boo somewhere else).

If you are not filling the rooms can you promote the bar and restaurant to locals to help generate revenue off season and quiet periods, perhaps party nights with dinner and accomodation/

Have you looked at promoting via coach companies that do trips, I think these may want bargain basement prices though but you have enough rooms to take a full coach.

The photo gallery could do with a bit of sorting, there are a lot of party photos first with "dressing up" don't see a mention of themed nights. I would start with the rooms and the facilities.


As a business purchase the numbers don't add up, potential is there but high risk, there are better properties on offer out there.

With no owner accomodation it needs an outsider to buy a house as well allthough no shortage of rooms to stay in while building up the business

How many weeks a year are you FULL?

To sell this as a going concern the revenue needs to go up a lot.

taxi73

I do feel sorry for this poor hard working bloke.I have a taxi in blackpool and have picked up from numerous hotels/guesthouses and when picking up from hotels I always ask whether the guests have enjoyed their stay.
the answer from this hotels guests is always yes!!!....There are a number of problems in Blackpool....mostly that there are too many rooms available and way too many hotels.Unfortunately most hotels have to under price themselves and are way too cheap on a person to person basis.
I live around the corner from this hotel and can understand why it hasn't sold but something that the original poster has left out is that basically there is a new travel lodge only about 500 yards away with car parking facilities!!!!...that planning application has been going on for about 4 years and it opened this year ...obviously a serious buyer would look at the T/O and have a look at the local planning applications...also the price of property has dropped substantially since he first marketed it.
The hotel he has is a nice enough hotel but is the only hotel on the street...the rest is residential and resident only parking with overly zealous traffic wardens.
I do think Blackpool is heading for bigger things and a lot of major work is being done around the whole of Blackpool.
I think the idea of having 2 different priced rooms and is a great idea...also a few hotelier friends of ours advertise on late rooms...
If you seriously want to sell then I think McDonalds and Broomheads both do very well on commercial property...maybe give those a call.

barnaby-bear

getmore4less wrote: »

Interesting thread, some thouhts

The biggest issue seems to be turnover and bums on beds

website could certainly do with a bit of work, nothing critcal but a lot of small improvements woud help.

As a punter looking for a room it is not that inviting and the formatting needs a bit of work(eg : writing going over photos )

Better pics, make sure your best rooms are pictured. there are only 2 pictured no bathrooms, are they bath or showers what condiments are supplied?

Prices seem cheap, but not familiar with the local market, if as you say you offer a lot for the price then there is room to up the prices a bit.

Family(3+) rooms on a pp basis will be expensive.

List all the rooms you have and how many they take.

I would simplify the tarrifs to make it clearer low/high season.
Price per night with perhaps a weekly 6-7 nght rate. £1-£2 differential is neglible so not worth mentioning, up the price to £20+ and give a free night for the longer stays.

Price the rooms on the No of people they take, when people book you can offer the bigger rooms at the lower rate if none of the smaller ones are left.

What is the stay profile in No. of nights and No of people, that may make some target offers worth while.

Holiday specials I would make a page for each one makng it clearer what the deals include and include picures from previous events, menus ahould be be good for the special events.


Grandfather your regulars with a special deals at the current lower rates to keep them coming back, email them specials, once the new prices are in, then you can up the regulars price by a few £ the next year but still discount on your current rates.

You might be putting put off groups young people with the no stag/hen comments.

Promote the breakfast I see nothing that even says it is included.

Make it clear what is on the ground floor, mobility impared people can't work out if the place is suitable or not with the current info, if access is a problem make it clear and then you can remove the negative stuff.

Parking seems to be limited. (I want to park my car for free so would look for a hotel with that)

I expect a daily change of used towels these days.

If you want to encourage families get a cot or two and some high chairs.

Food seems very basic that might be target market but I could see us looking to eat out most nights so look how close local places were(if too far boo somewhere else).

If you are not filling the rooms can you promote the bar and restaurant to locals to help generate revenue off season and quiet periods, perhaps party nights with dinner and accomodation/

Have you looked at promoting via coach companies that do trips, I think these may want bargain basement prices though but you have enough rooms to take a full coach.

The photo gallery could do with a bit of sorting, there are a lot of party photos first with "dressing up" don't see a mention of themed nights. I would start with the rooms and the facilities.


As a business purchase the numbers don't add up, potential is there but high risk, there are better properties on offer out there.

With no owner accomodation it needs an outsider to buy a house as well allthough no shortage of rooms to stay in while building up the business

How many weeks a year are you FULL?

To sell this as a going concern the revenue needs to go up a lot.

We all seem to agree there's a small market for a 37 room owner run guest house.... it's whether you can demonstrate potential to someone, a business that could do better or something possible with the building.... even if it's only architects drawings of possibilities.... a 25 room hotel with 2 really good units of family occupation might be more appealing - for an extended family to run.... or the possibility of a more manageable size guest house with a few rental flats in the remaining space?
Your stuck for the time being and the best you can do is make the business as appealing as possible whilst you consider your options.

barnaby-bear

Errata wrote: »

Have to agree with Lynz, the photos in the gallery are seriously grim. I appreciate the OP did the website himself, and he could improve it no end by refreshing the text and filling the gallery with pix of the lights, donkeys on the beach, piers, a smiling receptionist and chef. It ain't what you say, it's the way that you say it. For instance - does the tariff include breakfast and where's the breakfast menu ?

This is a key point - none of us looking at the website are really sure who your demographic is, you seem to have some happy grannies, some positive family feedback and a lot of transvestites in fancy dress.... if I'm looking for a family bucket n spade week I don't want somewhere with a bunch of stags and hens or coffin dodgers and vice-versa so the cots/high-chair issues/disability access all confusing.... the empty bar doesn't give a clue... some hotels almost split in two to serve different demographics so they don't spoil it for each other; or special themed weeks/pensioner weeks etc.... for the price I'd be expecting grim because I would expect it to be hands off management rather than the personal input you seem to do - advertise it..... if in doubt people don't book so you really have to spell out who will want to stay with you. A lot of cheap hotels only have showers - if you have baths publicise it. I imagine the drinkers bump up the bar market so while less fluffy than granny/family market may be lucrative.