CHE-204
Mandate active
Switzerland
5★ city hotel
Operator in place
200–250 keys
€390–510M
Selling a hotel is not a listing exercise. It is a controlled process between one asset and a small number of solvent buyers. REALIVO acts for the owner: we value the asset, select and verify buyers, and negotiate terms without exposing your hotel to the open market, to your staff or to your competitors.
These are the European markets where we currently hold the deepest buyer demand. If your asset sits outside them, write to us anyway: demand follows the buyer's mandate, not only the map.
The most liquid seller market in Southern Europe. Urban assets in Madrid and Barcelona, resorts on the Costa del Sol, the Balearics and the Canaries. Licence-constrained supply supports pricing.
Lisbon, Porto and the Algarve. Sustained interest from pan-European funds and private buyers, with boutique and mid-scale assets trading most readily.
Athens, the Cyclades, Crete and the Ionian islands. Buyers pay for beachfront position and licensed capacity; the shorter season is priced in rather than penalised.
Lake Como, Tuscany, the Amalfi Coast, Rome and Milan. Trophy and heritage assets attract private capital; urban stock attracts operators and funds.
Paris, the Côte d'Azur and the French Alps. A deep domestic institutional market alongside international private buyers for resort and boutique assets.
Switzerland, Austria and Germany. Buyers value stability, predictable regulation and currency strength; alpine resort assets are held for the long term.
Your hotel is not published. It does not appear on portals or in social channels. We circulate an anonymous teaser and disclose the identity of the asset only after an NDA is signed and the buyer's funding is verified.
We do not broadcast your information. We work with funds, family offices and operators whose acquisition capacity and mandate we confirm before anything is shown to them.
We value on EBITDA multiple, cap rate on NOI and price per key, exactly as your buyer will. You will know which price is defensible before the process starts, and why.
The mandate is yours. We negotiate price, deal structure and timing in your interest, and coordinate with your own legal and tax advisers through to completion.
With this information we can return an indicative valuation. Nothing is signed at this stage and everything you send is held in confidence.
Selling the property itself and selling the shares of the company that owns it produce very different tax and liability outcomes for both sides. This is the first structural decision and it should be modelled with your tax adviser before price is discussed.
Gains are taxed under the regime of the country where the asset sits and, separately, where you are resident. Rates, reliefs and holding-period effects vary widely across Europe, so the net proceeds you keep depend as much on structure as on headline price.
A sale may attract VAT, a real estate transfer tax, stamp duty or a combination, and the treatment often differs between a share deal and an asset deal. These costs fall on the buyer and are therefore priced back into the offer.
Across the EU, the Acquired Rights Directive and its national implementations generally transfer staff with the business, preserving contracts and length of service. The associated liability should be quantified early, because the buyer will deduct it.
The hotel licence is frequently the most valuable component of the asset, particularly in supply-capped markets. Confirm that it is current, that it matches the category actually being traded and whether it transfers automatically or requires re-application.
Management agreements, franchise contracts, tour operator allocations and ground leases all follow the asset. A long unexpired term can either reassure a buyer with secured income or deter one who intends to reposition.
Through an off-market process. We prepare an anonymous teaser that describes the asset without identifying it and show it only to verified buyers who have signed an NDA. Your hotel is never listed on a portal, and your staff, your guests and your competitors have no reason to know it is on the market.
A professional buyer values on an EBITDA multiple, typically between eight and fourteen times depending on the market and the quality of the asset, on a cap rate applied to NOI, and cross-checks against price per key. Building condition, the licence and the reliability of the accounts adjust that figure. We give you an indicative range at no cost once we have seen the numbers.
Six to twelve months from mandate to completion is normal. Preparing the information pack and the buyer's due diligence set the pace. A hotel with clean accounts and a licence in order sells materially faster than one where documentation has to be reconstructed.
We work on success. The fee is earned only on completion and is agreed in the mandate before any work begins. The initial conversation and the indicative valuation carry no cost and no obligation.
It depends on your tax position and on the buyer's, and the difference in net proceeds can be substantial. A share deal transfers historic liabilities with the company, which buyers price for; an asset deal is cleaner but may carry higher transfer taxes. We model both at the outset and put them to your tax adviser before we set an asking price.
In most European jurisdictions the transfer of a going concern moves the workforce to the buyer with contracts and length of service preserved, under national implementations of the EU Acquired Rights Directive. The cost should be quantified early because the buyer will factor it into the offer. Confirm the position with local employment counsel.
Yes. The loan is redeemed out of the sale proceeds at completion, or the buyer assumes it where the terms are attractive. This is routine and does not obstruct a transaction.
There is specific demand for underperforming assets. Many buyers look precisely for hotels that are under-traded, hold a valid licence and offer repositioning upside, because that is where their margin sits. A hotel with modest results sells; what does not sell is a hotel with opaque accounts.
Our buyer book is pan-European, with the deepest demand in Spain, Portugal, Greece, Italy, France and the German-speaking and Alpine markets. We take mandates elsewhere in Europe where we can match a live buyer to the asset.
No. We have active buyers from roughly four million euros upward. Below that level institutional demand thins out, but we maintain contact with private investors and regional operators for whom that size is the target.
REALIVO GROUP LTD is a hotel brokerage headquartered in London with a presence in Valencia and Frankfurt. We work on mandate and under confidentiality across the European markets.
Your hotel is not advertised. Your staff, your guests and your competitors have no reason to learn that it is for sale until you decide otherwise.
The initial valuation carries no cost. Our fee is earned at completion: if the sale does not close, you pay nothing.
REALIVO acts as an intermediary and does not provide legal, tax or investment advice. Tax treatment, employment obligations and licensing rules differ by country and, in some states, by region; every transaction must be reviewed by qualified legal and tax advisers in the relevant jurisdiction. Valuations are indicative, and constitute neither a formal appraisal nor a guarantee of sale price.
The assets worth buying are rarely advertised.
Owners in this market sell quietly — to protect staff, suppliers and price. That is why our book is sourced through relationships rather than portals, and why nothing here carries a name until an NDA is signed.
Nothing is live in this market right now, so the desk is showing what is. Each card carries its own region. Tell us your criteria and we will source against them — most of our mandates never reach a page like this.
Drawn live from our mandate book. Region, category, key band and price guidance are shown; name, address and ownership are disclosed after NDA and buyer registration. Price bands are guidance, not asking prices, and do not constitute an offer.
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