Hotels, accommodation and tourism for sale

An accommodation business is a property, an operation and a reputation at the same time. Start by clarifying what is for sale: does the building come with it, or are you taking over a lease? That changes the price, the financing and the risk. With a lease, the remaining term, the rent, the maintenance obligations and the landlord’s right to approve a new tenant are decisive. If the business owns the building, look at its condition, energy use and the investments ahead.

Then ask for monthly figures over several years. Occupancy, average rate per room or pitch and revenue from food, drinks and activities show how the place copes in the low season, not just in July. Look at where guests come from too: how much is booked through Booking.com and other online travel agencies, and how many guests book direct? Direct bookings, returning guests and corporate agreements are worth more than bookings that carry commission and can vanish with a change in an algorithm. Read the reviews on every platform, and notice how criticism is answered.

The operation of an accommodation business is usually priced on profit. Sitavo’s indicative range is 2–4 times annual profit (EBITDA: earnings before interest, tax and depreciation, after a market salary for the owner), cross-checked against 0.3–1 times revenue. Occupancy, length of season, booking channels and whether the building is included all move the price. If the property is included, it is typically valued separately on rental value and yield, and it is a good idea to have an estate agent or valuer assess it. These are general market ranges, not a guarantee. Use the price estimate and the market data for the category.

• Occupancy and average rate month by month.
• Revenue split between rooms, food and drinks, meetings and activities.
• Booking channels: share from travel portals, direct bookings and corporate agreements.
• Staff costs including seasonal staff.
• Prepayments and deposits for future stays.

• Lease or title deed, and for a lease the landlord’s approval of a new tenant.
• Alcohol licence and food business registration: whose name are they in, and what must be applied for again?
• Permitted use of the building, local plan and any fire safety requirements.
• Bookings for the coming season and prepayments guests have already made.
• Agreements with travel portals, booking system and channel manager.
• Employees, seasonal staff and their terms.

Sellers can share contracts and accounts in a data room behind an NDA, so you can review them before making an offer. See also the pre-purchase checklist.

A Danish alcohol licence is personal and does not transfer automatically, so the new owner or manager must apply to the municipality. The food business registration must also be updated on a change of owner. Agree what happens to bookings and prepayments for stays after the takeover: if you take on the obligation to the guests, you should also receive the money or a matching price reduction. Employees transfer on their existing terms under the Danish transfer of undertakings rules. Travel portal profiles and the website must be moved to the new owner, and the reviews should stay with the profiles. Read more in the handover guide.

Sitavo does not provide financing, so a hotel with its building is usually bought with equity and bank or mortgage loans, and vendor financing can help. Messaging sellers and making offers on Sitavo is free, and price and terms are agreed in the deal workflow. The purchase price is paid directly to the seller — Sitavo never holds the money. See also restaurants for sale and property for sale.