city of edinburgh tourism accommodation audit

Transcription

In partnership with
CITY OF EDINBURGH TOURISM ACCOMMODATION AUDIT
June 2012
TOURISM RESOURCES COMPANY
Management Consultancy and Research Services
2 LA BELLE PLACE, GLASGOW G3 7LH
Tel: 0141-353 1143 Email: [email protected]
www.tourism-resources.co.uk
Edinburgh Tourism Action Group
Accommodation Audit
Tourism Resources Company
June 2012
TABLE OF CONTENTS
Section
Page
1
INTRODUCTION
1
1.1
1.2
1.3
1.4
Background
Study Requirements / Approach and Methodology
Report Format
Study Participation Levels / Survey and Consulting Responses
1
2
3
4
2
ACCOMMODATION ESTABLISHMENT SUPPLY ACROSS THE CITY –
AN OVERVIEW
6
2.1
2.2
2.3
2.4
Introduction
Establishments / Operations – Current Position
Changes in Supply
Number of Serviced Apartment and Self-Catering Units
6
6
9
11
3
OVERVIEW OF CURRENT SUPPLY (ROOMS AND BED SPACE
CAPACITY)
14
3.1
3.2
3.3
3.4
3.5
Introduction
Rooms Availability / Capacity
Changes to Stock
Bed Space / Sleeper Capacity
Changes In Stock
14
14
17
22
24
4
QUALITY GRADING PROFILE OF STOCK
27
4.1
4.2
4.3
4.4
Introduction
QA Participation and Grading Profiles
Edinburgh Destination Grading Comparison
Conclusion on Quality
27
27
32
35
5
POTENTIAL NEW SUPPLY – EDINBURGH CITY
36
6
OVERVIEW OF CURRENT DEMAND FOR ACCOMMODATION IN
EDINBURGH CITY
39
6.1
6.2
6.3
Introduction
Scale and Profile of Demand
Conclusion
39
40
43
7
INTERMEDIARY RESEARCH (OVERVIEW)
44
8
THE SERVICED APARTMENT AND HOSTEL SECTOR – AN OVERVIEW
46
8.1
8.2
Serviced Apartments
Hostels
9
OBSERVATIONS ON CURRENT SUPPLY AND DEMAND DYNAMICS –
ISSUES AND POTENTIAL DEVELOPMENT OPPORTUNITIES – CITY OF
EDINBURGH
50
9.1
9.2
9.3
9.4
Introduction
Audit Conclusions
Strengths and Weaknesses
Observations – Issues and Potential Investment Opportunities
50
50
52
54
10
FUTURE DEMAND MODELLING
58
10.1
10.2
10.3
10.4
10.5
Introduction
Edinburgh 2020 Technical Paper - TRC Edited Excerpts
Volume and Value Targets
Market Baseline 2011
Future Accommodation Requirements
58
58
61
62
65
46
47
Accommodation Audit
June 2012
APPENDICES
APPENDIX I –
INTERMEDIARY CONTACTS ................................................................................... i
APPENDIX II –
APPENDIX III –
INTERMEDIARY CONSULTEES AND RESEARCH FINDINGS ............................. ii
SERVICED APARTMENTS OVERVIEW ............................................................... xiii
APPENDIX IV – KEY PROJECTS IN THE PLANNING PROCESS - CONSENTS ....................... xviii
APPENDIX V – PROPERTIES APPARENTLY CEASED TRADING............................................... xx
APPENDIX VI – MAIN WEBSITES REVIEWED ........................................................................... xxviii
APPENDIX VII – OPERATOR SURVEY QUESTIONNAIRE EXAMPLE ........................................ xxix
APPENDIX VIII – OCCUPANCY DATA (VISITSCOTLAND & TNS).............................................. xxxiii
APPENDIX IX – VISITSCOTLAND ACCOMMODATION CATEGORIES.................................... xxxvi
Note: Throughout the report, where appropriate, tables are ‘colour-coded’ to more
easily differential those which are displaying data relating to the supply
position (establishments; rooms; bed space capacity) according to when the
data:
A
B
C
‘Excludes Festivals Stock;
‘Includes Festivals Stock; or represents
‘Festivals Stock Only’.
The key is as follows:
Key
Excluding Festival Stock
Including Festival Stock
Festival Stock Only
Accommodation Audit
June 2012
TABLE OF FIGURES
Figure 1
Figure 2
Figure 3
Figure 4
Figure 5
Figure 6
Figure 7
Figure 8
Figure 9
Figure 10
Figure 11
Figure 12
Figure 13
Figure 14
Figure 15
Figure 16
Figure 17
Figure 18
Figure 19
Figure 20
Figure 21
Figure 22
Figure 23
Figure 24
Figure 25
Figure 26
Figure 27
Figure 28
Figure 29
Figure 30
Figure 31
Figure 32
Figure 33
Figure 34
Figure 35
Figure 36
Figure 37
Figure 38
Figure 39
Figure 40
Figure 41
Figure 42
Figure 43
Figure 44
Figure 45
Figure 46
Figure 47
Figure 48
Figure 49
Figure 50
Figure 51
Figure 52
NUMBER OF ESTABLISHMENTS ................................................................................................................. 7
ADDITIONAL FESTIVALS-ONLY STOCK (Ests)........................................................................................... 8
CHANGES TO NUMBER OF ESTABLISHMENTS......................................................................................... 8
CHANGES TO NUMBER OF ESTABLISHMENTS......................................................................................... 9
CHANGES TO TOTAL NUMBER OF ESTABLISHMENTS .......................................................................... 10
SERVICED APARTMENT AND SELF-CATERING UNITS ........................................................................... 11
PLOT OF SERVICED ACCOMMODATION ESTABLISHMENTS ................................................................. 12
PLOT OF NON-SERVICED ESTABLISHMENTS WITH INSERT OF FESTIVALS ONLY STOCK ............... 13
NUMBER OF ROOMS .................................................................................................................................. 15
FESTIVALS ONLY ROOMS ......................................................................................................................... 16
NUMBER OF ROOMS .................................................................................................................................. 16
CHANGE IN NUMBER OF ROOMS ............................................................................................................. 17
PROPORTION OF ROOMS STOCK 2005 ................................................................................................... 18
PROPORTION OF ROOMS STOCK 2012 .................................................................................................... 18
CHANGE IN NUMBER OF ROOMS ............................................................................................................. 19
PROPORTION OF SERVICED ROOMS STOCK 2005 VS 2012 .................................................................. 20
PROPORTION OF NON-SERVICED ROOMS STOCK 2005 VS 2012 ......................................................... 20
SECTOR COMPOSITION CHANGES – ALL STOCK .................................................................................. 21
NUMBER OF SLEEPERS ............................................................................................................................ 22
FESTIVALS ONLY SLEEPER CAPACITY ................................................................................................... 23
NUMBER OF SLEEPERS ............................................................................................................................ 24
CHANGE IN NUMBER OF SLEEPERS ........................................................................................................ 25
CHANGE IN NUMBER OF SLEEPERS ........................................................................................................ 26
ANALYSIS OF SERVICED AND NON-SERVICED PROPERTIES ............................................................... 28
EDINBURGH ESTABLISHMENTS – GRADING PROFILE .......................................................................... 29
ANALYSIS OF GRADED ROOMS ............................................................................................................... 29
ANALYSIS OF ROOMS BY STAR GRADING CITY OF EDINBURGH......................................................... 30
SERVICED ACCOMMODATION STOCK PROFILE OF ALL ROOMS BY GRADING ................................ 30
NON-SERVICED ACCOMMODATION STOCK PROFILE OF ALL ROOMS BY GRADING ........................ 31
ANALYSIS OF GRADED BED SPACE CAPACITY ..................................................................................... 31
ANALYSIS OF BED SPACE CAPACITY BY STAR GRADING CITY OF EDINBURGH .............................. 32
AVERAGE GRADING SCORES BY ACCOMMODATION TYPES – DESTINATION Vs NATIONAL
POSITION [PROPERTIES]........................................................................................................................... 33
AVERAGE GRADING SCORES BY ACCOMMODATION
TYPES – DESTINATION Vs NATIONAL
POSITION [PROPERTIES]........................................................................................................................... 34
KEY PROJECTS IN THE PLANNING PROCESS ........................................................................................ 37
RELATIONSHIP BETWEEN PLANNING CONSENTS, CONSTRUCTIONS AND COMPLETIONS ............. 38
OPERATIONS CEASED TRADING / CHURN SINCE 2005 ......................................................................... 38
ROOMS PARTICIPATING IN PERFORMANCE DATA SURVEY ................................................................. 39
CITY ROOM OCCUPANCY PERCENTAGE ................................................................................................ 40
CITY DEMAND MIX (2011) .......................................................................................................................... 41
AVERAGE ACHIEVED ROOM / UNIT RATE (ARR) .................................................................................... 42
AVERAGE ACHIEVED ROOM RATE (ARR) 3 / 4 STAR
COMPARISON ............................................. 42
HOSTEL OPERATIONS APPARENTLY CEASED TRADING ...................................................................... 47
HOSTEL SUMMER ONLY STOCK............................................................................................................... 48
HOSTEL STOCK AVAILABLE YEAR-ROUND ............................................................................................ 48
TOURISM IN EDINBURGH – GROWTH TARGETS ..................................................................................... 62
NUMBER OF ROOMS INCLUDING FESTIVAL STOCK .............................................................................. 62
NUMBER OF SLEEPERS INCLUDING FESTIVAL STOCK ......................................................................... 63
OCCUPANCY LEVEL AND BUSINESS MIX ................................................................................................ 64
MULTIPLE OCCUPANCY FACTOR............................................................................................................. 64
ESTIMATED NUMBER OF BED NIGHTS SOLD – 2011 ............................................................................. 64
SUMMARY OF ESTIMATED BED NIGHT GROWTH FROM 2011 TO 2021 ................................................ 65
SUMMARY OF ESTIMATED FUTURE NEED FOR FUTURE ACCOMMODATION ..................................... 67
Accommodation Audit
1
INTRODUCTION
1.1
Background
June 2012
Tourism accommodation is an essential component of Edinburgh’s wider
tourism product and critical to its success. The Edinburgh Tourism Action
Group (ETAG) with funding support from Scottish Enterprise (SE)
commissioned Tourism Resources Company (TRC) to undertake a
comprehensive review of the tourism accommodation sector and ‘supply and
demand equation’ across the City of Edinburgh. The aim is to provide a
source of reliable market intelligence and information which will better inform
activities, decisions and planning policies affecting the sector in future, and
assist in the development of the city’s tourism offering.
Previously in November 2005 Scottish Enterprise (SE) commissioned a
review of tourism accommodation supply and demand across the wider
Edinburgh and Lothians area. This study now builds on the Edinburgh City
element of this original comprehensive overview and allows comparisons to
be drawn between the picture in the city in 2005 and now.
This audit complements the picture built up by SE in the latter part of 2011
from tourism accommodation audits that were commissioned for a number of
other key locations in Scotland. These included the City of Aberdeen, City of
Dundee, St Andrews, the Loch Lomond and The Trossachs National Park
(LLTNP), Royal Deeside and Perthshire.
In addition to the ‘audit’ component of this study the research team were
commissioned to prepare forecasts of the likely potential demand for
accommodation 5 and 10 years ahead if targets established in the city’s
Tourism Strategy1 were to be met. The forecasts helping to support
observations and development recommendations on the sector by providing
data on the type and scale of accommodation likely to be required in future to
meet demand.
This new review of Edinburgh’s tourism accommodation sector updates
earlier studies and fills current important information gaps. An electronic
database, an essential part of the study, has been supplied and provides a
benchmark and important tool with which to compare earlier and future
supply.
1
Edinburgh 2020: The Edinburgh Tourism Strategy http://www.etag.org.uk/tourismstrategy.asp
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Accommodation Audit
June 2012
In parallel the report includes data on the level and profile of demand for
accommodation (actual and potential) which will provide valuable benchmarks
for existing operators; and robust market intelligence to inform strategies and
policies and those considering investment in the sector.
Since the last audit concluded in 2005 and published in 2006 by TRC there
have been various high profile changes to the stock position with many new
additions to the scale and profile of supply including: The Apex Waterloo,
Travelodge, Missoni, Dreamhouse’s expansion of serviced apartments, and
SYHA’s Edinburgh Central Hostel. This ever-changing stock position and the
current potential demand for accommodation has been plotted to provide
information key to the health of the sector in future.
1.2
Study Requirements / Approach and Methodology
The research team were tasked with conducting a study whose aim was to
assess and profile, in detail, the current market conditions in the area’s
accommodation economy and highlight issues affecting the sector.
Identification of future accommodation needs and investment opportunities
within the city’s lodging sector was also a key component of the work.
The main purpose and outcomes of the study as per the brief were:
To provide an audit of tourism accommodation across the city of
Edinburgh Council area. (A clear understanding of the various supply
and demand characteristics required);
To assess the volume of available accommodation by type, split
between serviced and non-serviced accommodation types as outlined
in the VisitScotland Quality Assurance (QA) Scheme (including hostels,
self-catering, guest houses, hotels and aparthotels);
The consultancy was asked to take special note and comment on the
serviced apartment and hostels sectors where considerable growth has
taken place recently;
To establish the level and profile of demand for accommodation across
the city and identify the development needs arising from findings and
feedback;
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Accommodation Audit
June 2012
To establish from qualitative research the perceptions held on the
sector and needs of key buyers (travel trade) responsible for providing
demand to accommodation operators.
For example: corporate;
conference organisers; tour group operators; accommodation agents,
etc;
To identify target markets, gaps in current supply and shortfalls in
stock;
‘Modelling’ to project 5 and 10 years ahead the type and scale of
accommodation needed in different areas to properly service demand
and support the wider tourism sector; and
To provide recommendations re the provision of tourism
accommodation across the City Council area using the modelling
system outlined above.
The above ‘brief’ informed TRC’s response and approach to the study.
1.3
Report Format
The report displays in various formats the key relevant supply and demand
data (adopting the VisitScotland categories of accommodation). In addition to
the attached ‘hard copy’ document, a full, confidential, electronic database of
the stock has been provided in a format that allows the data on available stock
to be interrogated further. However the relevant trading data of operators,
where supplied, has been provided anonymously in this report and is
excluded from the electronic database.
In conclusion this report includes:
A detailed catalogue / baseline of the accommodation sector
stock within the city boundary. (This is presented at each stage
inclusive and exclusive of the stock identified which is only
available in the marketplace for the short summer / Festivals
period) – Supply Analysis;
An overview of the changes that have taken place across the
sector between 2005 and the present day;
Performance data on the sector – Demand Analysis
(anonymised);
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Accommodation Audit
June 2012
An assessment and discussion of issues affecting the future of the
sector from consumer / intermediary feedback; and
A discourse on potential investment opportunities and needs
across the city if the sector is to be aligned with market demand
and expectations in the future, and support the achievement of
the targets set in the city’s Tourism Strategy.
Relevant sections on each of the following are presented overleaf:
- An overview of the current supply of tourist accommodation (rooms
bed spaces and quality grading);
- An historic comparison of the stock position;
- An overview of potential new supply;
- An overview of current demand for accommodation (level and profile
of demand);
- Consumer / intermediary feedback of the destination’s offering; and
- Observations on current supply and future market potential – issues
and development opportunities.
1.4
Study Participation Levels / Survey and Consulting Responses
Key to reporting on the current levels and profile of demand for
accommodation across the city was TRC’s research amongst existing
operators, in parallel with ‘buyer’ consultations, to assess views on the current
provision. TRC contacted directly, all operators where we were able to
establish a valid email address to ask for participation in our online survey, to
help identify the current level and profile of demand for bed spaces across the
different accommodation types across the city. This initial communication and
direct links to the survey were followed up some time later with a reminder
email. To help build on the responses received ETAG itself circulated emails
to accommodation operators on its own database of contacts.
The research team also undertook a number of telephone consultations with
operators where we did not receive sufficient responses to the survey to allow
us to make comment on current trading patterns in the different
accommodation categories.
The responses derived from the various methods of contact resulted in
participation in the ‘demand’ analysis by 427 of the 2,349 businesses
recorded, ie 18%.
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Accommodation Audit
June 2012
In the final analysis the number of responses was encouraging even if the
quality or range of data was somewhat varied. However these participation
levels mask the fact that the survey coverage, when measured on the basis of
the number of bedrooms about which we received information, is of a much
greater proportion. This achieved by virtue of the higher levels of participation
in the survey by the larger business types with greater room counts eg the
‘hotel’ categories.
The scale of participation of ‘bedroom stock’ was good overall with hotel
coverage at 26%, guest house and B&B with 11% and self-catering
responses accounting for 30% of bedroom stock and serviced apartment
stock 51%. Overall coverage of the survey saw 33% of all bedroom stock
captured across the city.
We would like to take this opportunity to thank all those who participated in, or
helped with, this study including: survey respondents; stakeholders;
intermediaries; destination management / specialist industry groups; and
others with whom we consulted.
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Accommodation Audit
June 2012
2
ACCOMMODATION ESTABLISHMENT SUPPLY ACROSS THE CITY – AN
OVERVIEW
2.1
Introduction
In this section of the report we provide an outline and comparative overview
of the supply of accommodation establishments across the city ie the number
of ‘businesses’ / operators. This overview demonstrates the diversity of mix in
the supply and the dynamic changes that have been witnessed in the city in
the last 6 years.
2.2
Establishments / Operations – Current Position
Provided in the Figures overleaf is an overview of the current accommodation
offering available across the entire city, categorised by VisitScotland
accommodation types2. The Figures overleaf highlighting the number of
establishments that are operating across the city and providing analysis of the
proportion each category represents across the fully serviced / non-serviced
sector mix – a comprehensive and comparative ‘profile’ of all stock. The
supply of operations has also been plotted on maps which indicate the
concentrations of serviced and non-serviced accommodation. These maps
have been provided to ETAG and if Microsoft MapPoint is available the maps
and ‘pins’ can be interrogated to reveal individual business details etc.
[Conversely the electronic database can be used to create maps from the
postcode information in other software formats].
The information provided is self-explanatory and clearly indicates the relative
position of the current stock. Provided is an overview of the accommodation
stock that reflects the core stock position ie excludes stock that comes into
play during the summer Festivals period only. The stock is shown including
and excluding ‘Festivals stock’.
The Figure overleaf identifies the stock of establishment and the relative ‘mix’
of supply available in 2012 across the city.
2
Note: Over recent years, the number of tourism accommodation categories used by VisitScotland
has expanded to take account of evolving product trends and shifts in market demand. The
VisitScotland categories of accommodation currently in use include new additions in the last
few years of: metro hotel, serviced apartment and budget hotel / lodge. Appendix IX provides
information on the Accommodation Categories utilised by VisitScotland.
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Accommodation Audit
June 2012
NUMBER OF ESTABLISHMENTS
(EXCLUDING FESTIVALS STOCK)
Figure 1
Category
2012
% Sector Mix
% Overall Mix
Serviced Sector
(1)
Hotel
79
14.9%
3.9%
Small Hotel
35
6.6%
1.7%
Guest House
214
40.5%
10.6%
B&B
167
31.6%
8.2%
4
0.8%
0.2%
26
4.9%
1.3%
4
0.8%
0.2%
529
100.0%
26.1%
2
0.1%
0.1%
136
9.1%
6.7%
1,329
88.9%
65.5%
25
1.7%
1.2%
Exclusive Use
1
0.1%
0.0%
Other
2
0.1%
0.1%
1,495
100.0%
73.7%
Inn
Lodge
Restaurant with Rooms
Serviced Sector Sub-Totals
Non-Serviced Sector
Campus
Serviced Apartment
Self-Catering
Hostel
Non-Serviced Sector Sub-Totals
4
Holiday / Touring Park
2,028
TOTALS
(1) For comparative purposes this category contains the ‘Metro Hotel’
count – a new category since 2005 of which there are 15 examples.
0.2%
100.0%
Source: TRC
The Figure clearly demonstrates that in terms of the number of
‘establishments’ or business units the city’s stock is dominated by the nonserviced sector that makes up 74% of establishments. This mix reflects the
large number of single business unit self-catering properties across the city.
The mix changing dramatically when the same stock is viewed as the
bedrooms mix.
The Figure overleaf profiles the number of business units / establishments
that the team have been able to identify over the last few months that have /
will enter the supply situation during the summer Festivals period adding to
the core / generally available stock.
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Accommodation Audit
Figure 2
June 2012
ADDITIONAL FESTIVALS-ONLY STOCK
(Units / Establishments)
Category
2005
Serviced Sector
Guest House
B&B
Non-Serviced Sector
Campus
Self-Catering
Hostel
TOTALS
2012
0
1
1
1
2
3
3
199
0
202
203
8
302
8
318
321
% Change 2012
vs 2005
100.0%
200.0%
166.7%
51.8%
n/a
57.4%
58.1%
Source: TRC
The Figure above indicates the scale of this Festivals-only stock and the
that it has grown only modestly since the previous audit of 2005.
fact
The following Figure presents data on the number of establishments across
the city (relative mix of supply) when the stock that is available during the
Festivals period is added to the base core supply.
Figure 3
CHANGES TO NUMBER OF ESTABLISHMENTS
(INCLUDING FESTIVALS STOCK)
% Sector Mix
2012
Category
Serviced Sector
(1)
Hotel
79
14.8%
Small Hotel
35
6.6%
Guest House
215
40.4%
B&B
169
31.8%
Inn
4
0.8%
Lodge
26
4.9%
4
0.8%
532
100.0%
Non-Serviced Sector
Campus
10
0.6%
Serviced Apartment
136
7.5%
Self-Catering
1,631
90.0%
Hostel
33
1.8%
Exclusive Use
1
0.1%
Other
2
0.1%
1,813
100.0%
4
TOTALS
2,349
(1)
For comparative purposes this category contains the ‘Metro Hotel’
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% Overall Mix
3.4%
1.5%
9.2%
7.2%
0.2%
1.1%
0.2%
22.6%
0.4%
5.8%
69.4%
1.4%
0.0%
0.1%
77.2%
0.2%
100.0%
Source: TRC
Accommodation Audit
June 2012
As can be seen above there is only modest change in supply of
establishments when the Festivals stock as represented by number of
establishments is added to the mix. (As previously mentioned the change is
more dramatic when viewed at the room / bed space / sleeper level).
2.3
Changes in Supply
The Figure below highlights the changes in the number of mix of
establishments across the city in the last few years (Note the dramatic
increase in the number of serviced apartments and self-catering business
units).
Figure 4
CHANGES TO NUMBER OF ESTABLISHMENTS
Category
2005
2012
% Change
2012 vs 2005
Serviced Sector
(1)
Hotel
79
79
0.0%
Small Hotel
32
35
9.4%
Guest House
231
214
-7.4%
B&B
179
167
-6.7%
Inn
4
4
0.0%
Lodge
9
26
188.9%
2
4
100.0%
536
529
-1.3%
Non-Serviced Sector
2
2
0.0%
24
136
466.7%
447
1,329
197.3%
24
25
4.2%
Exclusive Use
1
1
0.0%
Other
3
2
-33.3%
501
1,495
198.4%
3
4
33.3%
Campus
Serviced Apartment
Self-Catering
Hostel
1,040
2,028
TOTALS
(2)
The apparent static position of establishments in the hotel category
belies a number of changes with a net ‘no change’ result.
(1)
(2)
95.0%
Source: TRC
The Figure overleaf profiles the change in the total establishment stock in the
city when viewed at the summer Festivals peak in supply and highlights the
change since 2005.
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Accommodation Audit
Figure 5 CHANGES
June 2012
TO TOTAL NUMBER OF ESTABLISHMENTS
Category
% Change
2012 vs 2005
2005
2012
Serviced Sector
(1)
Hotel
79
79
0.0%
Small Hotel
32
35
9.4%
Guest House
231
215
-6.9%
B&B
180
169
-6.1%
Inn
4
4
0.0%
Lodge
9
26
188.9%
2
4
100.0%
537
532
-0.9%
5
10
100.0%
24
136
466.7%
646
1631
152.5%
24
33
37.5%
Exclusive Use
1
1
0.0%
Other
3
2
-33.3%
703
1,813
157.9%
3
4
33.3%
Non-Serviced Sector
Campus
Serviced Apartment
Self-Catering
Hostel
1,243
2,349
TOTALS
(1)
(2)
The apparent static position of establishments in the hotel category
belies a number of changes with a net ‘no change’ result.
(2)
89.0%
Source: TRC
The following are the key changes in the establishment portfolio over the last
6 years:
Hotels have seen 5 closures and 25 new establishments open with a
number changing their category eg Hotel to Small Hotel, Hotel
rebranded to Lodge;
Only modest growth in the combined number of full service hotels and
small hotels between 2005 and 2012;
Guest houses and B&Bs establishment numbers are stable but the
research detail provides evidence of churn – retirals / new entrants;
Significant growth, mostly recently, in budget / limited service hotels ie
lodges from 2005 terminology;
Growth from small base in restaurants with rooms;
Growth in campus operations in the summer / Festivals marketplace;
Very significant growth in number of serviced apartments and selfcatering establishments;
Increase in the number of hostels;
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Accommodation Audit
June 2012
Deeper analysis of the database indicates there has been a significant
amount of churn, ie 400 plus businesses operating at the time of the
last audit are no longer trading, however, these have been replaced
with new entrants as overall the number of establishments has
increased;
Changes have been monitored by the more detailed analysis of
research to show accommodation operators moving between
accommodation designators eg small hotel to guest house;
The serviced apartment sector has seen huge growth but it is a fairly
‘undefined product’ ranging from a self-catering unit by any other
name, to those operators offering a branded product akin to a limited
service hotel / aparthotel. (This issue is explored more fully later).
The maps overleaf highlight the spread and concentration of accommodation
establishments across the city (including Festivals only operations). In the
electronic versions of the audit these maps can be ‘interrogated’.
2.4
Number of Serviced Apartment and Self-Catering Units
The table below displays the number of units relating specifically to serviced
apartments and self-catering categories. Of relevance to these categories
where the number of establishments / businesses count provided elsewhere
masks the scale of the stock.
Figure 6 SERVICED
APARTMENT AND SELF-CATERING UNITS
Including Festivals Stock
Category
2005
Serviced
Apartment
SelfCatering
Total
2012
%
Change
Excluding Festivals Stock
2005
2012
%
Change
389
1,141
193%
389
1,141
193%
1,538
2,261
47%
691
1,619
134%
1,927
3,402
77%
1,080
2,760
156%
Source: TRC
Growth in the number of serviced apartment and self-catering units has been
significant with core stock of unit growing by 156% while the growth including
Festivals stock to include the additional self-catering operations that come on
stream has grown by 77%.
-11-
Accommodation Audit
Figure 7
June 2012
PLOT OF SERVICED ACCOMMODATION ESTABLISHMENTS
Key
Hotel
Metro Hotel
Small Hotel
Guest House
Bed & Breakfast
Inn
Budget Hotel
Restaurant with
Rooms
Source: TRC
-12-
Accommodation Audit
Figure 8
June 2012
PLOT OF NON-SERVICED ESTABLISHMENTS WITH INSERT OF FESTIVALS ONLY STOCK
Key
Campus
Serviced
Apartment
Self-Catering
Hostel
Exclusive Use
Other
Caravan Park
Source: TRC
-13-
Accommodation Audit
June 2012
3
OVERVIEW OF CURRENT SUPPLY (ROOMS AND BED SPACE CAPACITY)
3.1
Introduction
In this section, like the previous, we present the city’s stock of accommodation
at two levels: the core stock; and the supply situation during the peak summer
Festivals period when a range of additional stock not available at other times
of the year enters the supply arena.
The stock position presented in the following pages captures the number of
bedrooms and bed spaces (sleeper capacity) currently available in the city
and the changes since 2005.
3.2
Rooms Availability / Capacity
The Figures overleaf present the number of bedrooms available in the city
across the various forms of accommodation (including and excluding the
Festivals stock).
The Figure immediately overleaf profiles the range and mix of core bed stock
currently available in the city in 2012 (excluding that which will come into the
supply for the summer Festivals period this year).
-14-
Accommodation Audit
Figure 9
Category
Serviced Sector
(1)
Hotel
June 2012
NUMBER OF ROOMS
2012
% Sector Mix
% Overall Mix
7,381
57.2%
35.6%
455
3.5%
2.2%
1,604
12.4%
7.7%
713
5.5%
3.4%
42
0.3%
0.2%
2,690
20.8%
13.0%
25
0.2%
0.1%
12,910
100.0%
62.3%
1,489
20.3%
7.2%
Serviced Apartment
2,019
27.5%
9.7%
Self-Catering
3,359
45.7%
16.2%
448
6.1%
2.2%
Exclusive Use
14
0.2%
0.1%
Other
24
0.3%
0.1%
7,353
100.0%
35.5%
Small Hotel
Guest House
B&B
Inn
Lodge
Non-Serviced Sector
Campus
Hostel
470
20,733
TOTALS
(1)
count – a new category since 2005 of which there are 15 examples
accounting for 696 bedrooms.
2.3%
100.0%
Source: TRC
Clearly visible from the above stock position when seen from the overall ‘mix
of rooms by type’ is that it is the reverse of the mix when seen as
establishments or businesses. In this instance almost two-thirds of stock is
within the ‘serviced’ sector and one-third non-serviced.
The Figure overleaf suggests the numbers of rooms that are anticipated will
enter the supply stock this summer during the Festivals. This will see
approximately another 7,000 rooms (mostly non-serviced) added to the circa
21,000 base rooms count.
-15-
Accommodation Audit
Figure 10
June 2012
FESTIVALS ONLY ROOMS
Category
Serviced Sector
Guest House
B&B
Non-Serviced Sector
Campus
Self-Catering
Hostel
TOTALS
2005
2012
% Change 2012 vs 2005
0
120
120
4
123
127
2.5%
5.8%
2,284
3,722
0
6,006
6,126
2,686
2,512
1,446
6,644
6,771
17.6%
-32.5%
10.6%
10.5%
Source: TRC
The Figure below provides an overview of the total number of rooms that will
be available in the tourist market this summer (2012) in Edinburgh City. This
indicates that the mix of rooms available changes during that period to see an
offering that is almost 50:50 split between rooms in the serviced and nonserviced sectors. (The seasonal change marked by the significant extra room
numbers that become available in the campus and self-catering categories ie
non-serviced sector).
Figure 11
NUMBER OF ROOMS
Category
2012
Serviced Sector
(1)
Hotel
Small Hotel
Guest House
B&B
Inn
Lodge
7,381
455
1,608
836
42
2,690
25
56.6%
3.5%
12.3%
6.4%
0.3%
20.6%
0.2%
26.8%
1.7%
5.8%
3.0%
0.2%
9.8%
0.1%
13,037
100.0%
47.4%
4,175
2,019
5,871
1,894
14
24
29.8%
14.4%
41.9%
13.5%
0.1%
0.2%
15.2%
7.3%
21.3%
6.9%
0.1%
0.1%
13,997
100.0%
50.9%
Non-Serviced Sector
Campus
Serviced Apartment
Self-Catering
Hostel
Exclusive Use
Other
TOTALS
(1)
% Sector Mix
% Overall Mix
470
1.7%
27,504
100.0%
-16-
Source: TRC
Accommodation Audit
3.3
June 2012
Changes to Stock
The Figures following profile the changes that have taken place in the city’s
stock of rooms between 2005 and 2012.
Figure 12
CHANGE IN NUMBER OF ROOMS
Category
% Change
2012 vs 2005
2005
2012
6,591
7,381
12.0%
438
455
3.9%
1,640
1,604
-2.2%
689
713
3.5%
83
42
-49.4%
890
2,690
202.2%
17
25
47.1%
10,348
12,910
24.8%
1,025
1,489
45.3%
630
2,019
220.5%
1,300
3,359
158.4%
474
448
-5.5%
Exclusive Use
15
14
-6.7%
Other
28
24
-14.3%
3,472
7,353
111.8%
491
470
-4.3%
Serviced Sector
(1)
Hotel
Small Hotel
Guest House
B&B
Inn
Lodge
Non-Serviced Sector
Campus
Serviced Apartment
Self-Catering
Hostel
14,311
20,733
TOTALS
(1)
44.9%
Source: TRC
The Figure above indicates significant change in the city’s stock of
accommodation since 2005. These changes include:
The number of serviced rooms excluding the temporarily available
Festivals stock has increased by over 25% from 10,300 to 13,000
nearly 1,800 of them budget / lodge hotel rooms;
The number of non-serviced rooms (excluding Festivals rooms) has
increased by over 110% adding nearly 4,000 additional rooms;
Increase in rooms excluding Festivals stock of nearly 45%;
The most significant growth in core rooms stock has been in: lodges ie
budget hotels; serviced apartments; and self-catering.
-17-
Accommodation Audit
June 2012
Figure 13
Proportion of Rooms Stock 2005
Hostel
2.4%
Exclusive Use
0.1%
Other
0.1%
Self-Catering
25.2%
Hotel
33.1%
Serviced
Apartment
3.2%
Campus
16.6%
Small Hotel
2.1%
Restaurant
with Rooms Lodge
4.5%
0.1%
Inn
0.4%
B&B
4.1%
Guest House
8.2%
Source: TRC
Figure 14
Proportion of Rooms Stock 2012
Self-Catering
21.7%
Hostel
7.0%
Exclusive Use
0.1%
Other
0.1%
Hotel
27.2%
Small Hotel
1.6%
Serviced
Apartment
7.4% Campus
15.4%
B&B
3.1%
Restaurant with
Rooms 0%
Guest House
5.9%
Lodge Inn
10.3% 0.2%
Source: TRC
The Figure overleaf highlights the changes in ‘total stock’ available during the
summer Festivals period in 2005 and again in 2012. The overall growth in
rooms at this peak time is lower than that for the base core stock at just over
34% compared with the core growth of over 44%. This, it can be seen from
earlier figures, is reflective of the fact that the growth in rooms supply during
the Festivals period has not been as significant as the core growth across the
city. (Suggesting that the spare capacity that comes to market during this
period is beginning to reach its optimum level).
-18-
Accommodation Audit
June 2012
CHANGE IN NUMBER OF ROOMS
Figure 15
Category
Serviced Sector
(1)
Hotel
2012
6,591
7,381
12.0%
438
455
3.9%
1,640
1,608
-2.0%
809
836
3.3%
83
42
-49.4%
890
2,690
202.2%
17
25
47.1%
10,468
13,037
24.5%
3,309
4,175
26.2%
Small Hotel
Guest House
B&B
Inn
Lodge
Non-Serviced Sector
Campus
% Change
2012 vs 2005
2005
630
2,019
220.5%
5,022
5,871
16.9%
474
1,894
299.6%
Exclusive Use
15
14
-6.7%
Other
28
24
-14.3%
9,478
13,997
47.7%
491
470
-4.3%
Serviced Apartment
Self-Catering
Hostel
20,437
27,504
TOTALS
For comparative purposes this category contains the ‘Metro Hotel’ count
– a new category since 2005 of which there are 15 examples
(1)
34.6%
Source: TRC
In summary it can be seen that the rooms supply in the city at the height of
the Festivals period exhibits the following key note changes since 2005.
The number of serviced rooms has increased by 25%;
Number of non-serviced rooms has increased by 48%;
Increase in all rooms types including Festivals stock of 35%;
The most significant growth in rooms has been in lodges ie budget
hotels, serviced apartment and hostel sectors. Significant growth also
in self-catering rooms but dwarfed by rooms growth in serviced
apartments (core stock) and hostels (additional Festivals stock);
New accommodation concepts have been encountered / captured by
the audit eg B+B Edinburgh (Boutique B&B Hotel) and Hostel
Apartments (Old Schoolhouse), Self-catering Boatel (Four Sisters
Boatel);
New rooms have seen new brands enter the marketplace broadening
appeal – eg Missoni, Motel One; and
-19-
Accommodation Audit
June 2012
Edinburgh now boasts at the height of the summer approximately
28,000 built bedrooms.
Figure 16
Number of Rooms
Proportion of Serviced Rooms Stock 2005 vs 2012
8,000
7,000
6,000
5,000
4,000
3,000
2,000
1,000
0
2005
2012
Hotel
Small
Hotel
Guest
House
B&B
Inn
Lodge
RWR
Type
Source: TRC
Figure 17
Number of Rooms
Proportion of Non-Serviced Rooms Stock 2005 vs 2012
7,000
6,000
5,000
4,000
3,000
2,000
1,000
0
2005
2012
Type
Source: TRC
-20-
Accommodation Audit
June 2012
The Figure below clearly demonstrates the overall mix / profile of the rooms
stock in the city in 2005 and the changes by 2012.
Figure 18
SECTOR COMPOSITION CHANGES – ALL STOCK
(INCLUDING FESTIVALS)
Category
Sector Mix Rooms
2005
Sector Mix Rooms
2012
Proportion
of Rooms
Stock 2005
Proportion
of Rooms
Stock 2012
63.0%
56.6%
32.3%
26.8%
4.2%
3.5%
2.1%
1.7%
Serviced Sector
Hotel
(1)
Small Hotel
Guest House
15.7%
12.3%
8.0%
5.8%
B&B
7.7%
6.4%
4.0%
3.0%
Inn
0.8%
0.3%
0.4%
0.2%
Lodge
8.5%
20.6%
4.4%
9.8%
0.2%
0.2%
0.1%
0.1%
100.0%
100.0%
51.2%
47.4%
34.9%
29.8%
16.2%
15.2%
6.6%
14.4%
3.1%
7.3%
53.0%
41.9%
24.6%
21.3%
Hostel
5.0%
13.5%
2.3%
6.9%
Exclusive Use
0.2%
0.1%
0.1%
0.1%
Other
0.3%
0.2%
0.1%
0.1%
100.0%
100.0%
46.4%
50.9%
2.4%
1.7%
100.0%
100.0%
Non-Serviced Sector
Campus
Serviced Apartment
Self-Catering
Non-Serviced Sector SubTotals
(Pitches)
TOTALS / ROOMS /
PITCHES
(1)
For comparative purposes this category contains the ‘Metro Hotel’ count –
a new category since 2005 of which there are 15 examples accounting for
696 bedrooms.
Source: TRC
In summary:
The Figure above highlights the changes in the proportion of rooms
across the different categories in 2005 and 2012;
Hotels as a proportion of all rooms stock has dropped over the
intervening period from almost a third of the serviced rooms to now just
over a quarter;
Lodges have increased as a proportion of the serviced rooms stock
alone to 21% from 8.5% in 2005;
Serviced apartment and hostel rooms have also increased as a
proportion of total, but not quite as strikingly as ‘lodges’.
-21-
Accommodation Audit
3.4
June 2012
Bed Space / Sleeper Capacity
The Figures below / overleaf highlights the stock of bed spaces available
within the city. This indicating, at any one time, the number of overnight
visitors that can be hosted within the commercial tourism accommodation
sector. Here again the capacity is shown at core base level and that which is
available at the height of the summer Festivals period.
The Figure below, not surprisingly, tends to reflect a stock position not that
dissimilar to the rooms capacity in terms of profile / mix of bed spaces. The
serviced sector dominates offering 61% of capacity in the general core stock
position with the non-serviced sector contributing 38% of the capacity. (The
mix fluctuating when the Festivals-only bed space stock is included – similar
to the position when the Festivals-only rooms stock is entered into the
equation).
Figure 19
NUMBER OF SLEEPERS
% Overall Mix
% Sector Mix
14,496
55.9%
34.0%
925
3.6%
2.2%
Guest House
3,464
13.4%
8.1%
B&B
1,462
5.6%
3.4%
84
0.3%
0.2%
5,459
21.0%
12.8%
50
0.2%
0.1%
25,940
100.0%
60.9%
1,953
12.1%
4.6%
Serviced Apartment
4,203
26.0%
9.9%
Self-Catering
7,141
44.1%
16.8%
Hostel
2,829
17.5%
6.6%
Exclusive Use
14
0.1%
0.0%
Other
48
0.3%
0.1%
16,188
100.0%
38.0%
Category
Serviced Sector
(1)
Hotel
2012
Small Hotel
Inn
Lodge
Non-Serviced Sector
Campus
470
42,598
TOTALS
(1)
count – a new category since 2005 of which there are 15
examples with 1,484 sleeper capacity.
-22-
1.1%
100.0%
Source: TRC
Accommodation Audit
June 2012
The previous Figure indicated that the city now offers nearly 43,000 bed
spaces within the commercial tourism accommodation sector (excluding the
Festivals stock).
Again, the Figure below highlighting the additional bed spaces that will enter
the stock position in 2012 during the summer Festivals period. This includes
an additional sleeper capacity to the core stock of approximately 8,400
sleepers, the majority in the campus, self-catering and hostel sectors.
Figure 20
FESTIVALS ONLY SLEEPER CAPACITY
Category
Serviced Sector
Guest House
B&B
Non-Serviced Sector
Campus
Self-Catering
Hostel
TOTALS
2005
2012
0
240
240
9
245
254
3,101
4,426
0
7,527
7,767
3,041
3,429
1,673
8,143
8,397
% Change
2012 vs 2005
2.1%
5.8%
-1.9%
-22.5%
8.2%
8.1%
Source: TRC
The Figure overleaf profiles the bed space capacity currently available across
the city at the height of the summer Festivals season. This indicates that the
city this summer, 2012, will offer over 50,000 bed spaces in an almost 50:50
split between serviced and non-serviced bed spaces.
-23-
Accommodation Audit
Figure 21
June 2012
NUMBER OF SLEEPERS
% Sector Mix
% Overall Mix
14,496
55.3%
28.4%
925
3.5%
1.8%
Guest House
3,473
13.3%
6.8%
B&B
1,707
6.5%
3.3%
84
0.3%
0.2%
5,459
20.8%
10.7%
50
0.2%
0.1%
26,194
100.0%
51.4%
4,994
20.5%
9.8%
4,203
17.3%
8.2%
10,570
43.4%
20.7%
4,502
18.5%
8.8%
Exclusive Use
14
0.1%
0.0%
Other
48
0.2%
0.1%
24,331
100.0%
47.7%
Category
Serviced Sector
(1)
Hotel
2012
Small Hotel
Inn
Lodge
Non-Serviced Sector
Campus
Serviced Apartment
Self-Catering
Hostel
470
50,995
TOTALS
(1)
with 1,484 sleeper capacity.
3.5
0.9%
100.0%
Source: TRC
Changes In Stock
Profiled below are the changes that have taken place in the last 6 years to the
city’s stock / profile of bed spaces / sleeper capacity (displayed as changes
excluding and including the Festivals stock).
-24-
Accommodation Audit
June 2012
CHANGE IN NUMBER OF SLEEPERS
Figure 22
% Change
2012 vs 2005
2005
2012
13,352
14,496
8.6%
882
925
4.9%
Guest House
3,508
3,464
-1.3%
B&B
1,392
1,462
5.0%
157
84
-46.5%
1,871
5,459
191.8%
34
50
47.1%
21,196
25,940
22.4%
965
1,953
102.4%
Serviced Apartment
1,269
4,203
231.2%
Self-Catering
2,930
7,141
143.7%
Hostel
3,071
2,829
-7.9%
Exclusive Use
30
14
-53.3%
Other
56
48
-14.3%
8,321
16,188
94.5%
491
470
-4.3%
Category
Serviced Sector
(1)
Hotel
Small Hotel
Inn
Lodge
Non-Serviced Sector
Campus
30,008
42,598
TOTALS
(1)
count – a new category since 2005 of which there are 15
examples with 1,484 sleeper capacity.
42.0%
Source: TRC
Immediate notable changes in the Figure above include:
Sleeper capacity growth in core stock in the serviced sector is 22.4%;
Sleeper capacity growth in the core non-serviced stock is an
astonishing 94.5%; and
Overall total core stock growth in bed capacity is 42%.
-25-
Accommodation Audit
Figure 23
June 2012
CHANGE IN NUMBER OF SLEEPERS
2005
2012
Category
Serviced Sector
(1)
13,352
14,496
Hotel
882
925
Small Hotel
% Change 2012 vs 2005
8.6%
4.9%
Guest House
3,508
3,473
-1.0%
B&B
1,632
1,707
4.6%
157
84
-46.5%
1,871
5,459
191.8%
34
50
47.1%
21,436
26,194
22.2%
4,066
4,994
22.8%
Inn
Lodge
Non-Serviced Sector
Campus
Serviced Apartment
1,269
4,203
231.2%
Self-Catering
7,356
10,570
43.7%
Hostel
3,071
4502
46.6%
Exclusive Use
30
14
-53.3%
Other
56
48
-14.3%
15,848
24,331
53.5%
491
470
-4.3%
37,775
50,995
35.0%
TOTALS
For comparative purposes this category contains the ‘Metro Hotel’ count Source: TRC
– a new category since 2005 of which there are 15 examples with 1,484
sleeper capacity.
(1)
In summary the changes highlighted by the Figures indicates that in the City
of Edinburgh bed stock capacity will reach a peak of nearly 51,000 this
summer. This clearly indicates the city’s growing capacity over the last few
years to host larger tourist inflows. (Demand levels are examined in later
sections).
High points of change include:
Serviced bed spaces (including Festivals stock) now number 26,000
compared to 21,000 in 2005;
Sleeper capacity growth in the serviced sector sits at 22.2% but the
bulk of this growth in supply is in one sector – budget hotels or limited
service hotels – 75% of that additional sleeper capacity is from budget
hotels (3,800 sleepers);
Non-serviced bed spaces now number 24,400 in 2012 up from circa
16,000 in 2005, a 53% growth;
Edinburgh now has a sleeper capacity at the height of the season of
over 50,000 bed spaces in built accommodation.
-26-
Accommodation Audit
June 2012
4
QUALITY GRADING PROFILE OF STOCK
4.1
Introduction
In this section and in the Figures overleaf we discuss the relative ‘quality’ of
the city’s accommodation stock.
In order to provide some kind of analysis of quality, as in the past audit and
those concluded by TRC elsewhere, we have used as the base benchmark
the Star system as employed by the VisitScotland QA Scheme. In the past
this system proved to be the best collective and efficient method of discussing
the quality of a destination’s offering. Unfortunately however this is becoming
a less reliable method of being able to draw ‘absolute’ conclusions about a
destination’s accommodation ‘quality’ as participation in the Scheme, which is
non-compulsory, is, in general, falling. That said however, as can be seen
from the following Figures whilst the number and proportion of individual
businesses and establishments within the Scheme is fairly low the Scheme
still captures the majority of the bed spaces within the city.
The Figures overleaf provide a profile of the accommodation within the city
that participates in the VisitScotland QA Scheme. This still gives some
‘indication’ of the quality mix and profile of the city’s stock across the serviced
and non-serviced sectors, only of those properties that participate. (The
consultants make no attempt to grade non-participants). In the serviced
sector slightly more than half of the properties are graded a situation not
dissimilar to other parts of Scotland. However the level of participation
captures 50% of bedrooms – the majority graded at 3 Star or above, again not
dissimilar to other locations.
4.2
QA Participation and Grading Profiles
4.2.1 Properties / Establishments
The Figure overleaf provides an analysis of the participation levels by
establishment in Edinburgh in the VisitScotland QA Scheme and the Star
rating each property achieved.
-27-
Accommodation Audit
ANALYSIS OF SERVICED AND NON-SERVICED PROPERTIES
BY STAR GRADING – ALL CORE STOCK EXCLUDING FESTIVALS STOCK (2012)
Figure 24
Category
June 2012
Total
Available
Properties
Participation
Level Total
Graded
% of Total
Accommodation
Type in City
1 Star
%
2 Star
%
3 Star
%
4 Star
%
5 Star
%
Serviced Sector
Hotel
79
61
77.2%
1
1.6%
1
1.6%
27
44.3%
22
36.1%
7
11.5%
35
11
31.4%
0
0.0%
0
0.0%
4
36.4%
5
45.5%
1
9.1%
Guest House
214
123
57.5%
4
3.3%
9
7.3%
59
48.0%
43
35.0%
6
4.9%
B&B
167
59
35.3%
1
1.7%
8
13.6%
27
45.8%
19
32.2%
1
1.7%
4
2
50.0%
0
0.0%
0
0.0%
1
50.0%
1
50.0%
0
0.0%
26
17
65.4%
0
0.0%
0
0.0%
0
0.0%
0
0.0%
0
0.0%
4
3
75.0%
0
0.0%
0
0.0%
0
0.0%
1
33.3%
2
66.7%
529
276
52.2%
6
2.2%
18
6.5%
118
42.8%
91
33.0%
17
6.2%
2
1
50.0%
0
0.0%
0
0.0%
1
100.0%
0
0.0%
0
0.0%
Small Hotel
Inn
Lodge
Non-Serviced Sector
Campus
Serviced Apartment
Self-Catering
136
20
14.7%
0
0.0%
0
0.0%
3
15.0%
10
50.0%
6
30.0%
1,329
120
9.0%
0
0.0%
2
1.7%
48
40.0%
60
50.0%
5
4.2%
25
12
48.0%
0
0.0%
4
33.3%
6
50.0%
2
16.7%
0
0.0%
Exclusive Use
1
1
100.0%
0
0.0%
0
0.0%
0
0.0%
0
0.0%
1
100.0%
Other
Hostel
2
0
0.0%
0
Non-Serviced Sector
Sub-Totals
0
0
0
0
1,495
154
10.3%
0
0.0%
6
3.9%
58
37.7%
72
46.8%
12
7.8%
Holiday /Touring Park
4
2
50.0%
0
0.0%
0
0.0%
0
0.0%
1
50.0%
1
50.0%
Source: TRC
-28-
Accommodation Audit
June 2012
The Figure below profiles the grading achieved by participating properties in the
city and the change between 2005 and 2012. The Figure suggests a growth in
achieved Star ratings but the overall number of participating establishments has
fallen by 33% since 2005.
Figure 25EDINBURGH
ESTABLISHMENTS – GRADING PROFILE
2005
2012
1 Star
Properties
Total
29
% of Total
Graded (2005)
5%
2 Star
82
14%
24
6%
3 Star
255
43%
176
44%
4 Star
195
33%
163
41%
30
591
5%
100%
29
7%
398
100%
Star Grade
5 Star
TOTALS
AVERAGE SCORE
(Star Rating)
Properties
Total
6
% of Total
Graded (2012)
2%
3.46
3.19
Source: TRC
4.2.2 Rooms Participating in QA Scheme
The Figures below / overleaf provide an overview of the number of rooms and
bed spaces participating in the Scheme, both now and in the past.
The Figure immediately below profiles the graded rooms stock in the city.
ANALYSIS OF GRADED ROOMS
Figure 26
Total
Rooms
City of
Edinburgh
2005
City of
Edinburgh
2012
% of
Rooms
Not
Graded
Awaiting
Inspection
(AI)
% of
Rooms AI
Total
Graded
% of
Rooms
Graded
% of
Rooms
Not
Graded
19,946
100%
4,091
21%
838
4%
15,855
79%
27,034
100%
13,460
50%
1,969
7%
13,574
50%
Source: TRC
-29-
Accommodation Audit
Figure 27
June 2012
ANALYSIS OF ROOMS BY STAR GRADING CITY OF EDINBURGH
1 Star
% of
Graded
Stock
2 Star
% of
Graded
Stock
3 Star
% of
Graded
Stock
4 Star
% of
Graded
Stock
5 Star
% of
Graded
Stock
2005
2,868
19.1%
3,997
26.6%
3,353
22.3%
3,692
24.6%
1,107
7.4%
2005
Excluding
Campus Bed
Spaces
2,508
21.4%
1,048
9.0%
3,353
28.6%
3,692
31.5%
1,107
9.5%
2012
51
0.4%
2,407
21%
3,664
32%
4,074
35.1%
1,409
12%
2012
Excluding
Campus Bed
Spaces 2012
51
0.6%
197
2%
3,038
35%
4,074
46.5%
1,409
16%
Source: TRC
The quality profile of the city’s rooms stock is visually displayed below / overleaf
in the pie charts.
Figure 28
Serviced Accommodation Stock - Profile
of All Rooms by Star Grading
5 Star
6%
Awaiting
Grading / Pass
9%
1 Star
2%
2 Star
7%
4 Star
33%
3 Star
43%
Source: TRC
As of 2012 50% of all serviced accommodation rooms stock is not graded (does
not participate in the QA Scheme) and 90% of non-serviced rooms are not
graded.
-30-
Accommodation Audit
June 2012
Figure 29
Non-Serviced Accommodation Stock Profile of All Rooms by Star Grading
Awaiting
Grading / 1 Star
Pass
0%
4%
5 Star
8%
2 Star
4%
3 Star
37%
4 Star
47%
Source: TRC
4.2.3 Bed Spaces within the QA Scheme
The Figures below / overleaf provide an analysis of the bed space distribution /
profile of those participating in the QA Scheme and the changes since 2005.
Figure 30
City of
Edinburgh
2005
City of
Edinburgh
2012
ANALYSIS OF GRADED BED SPACE CAPACITY
Total
Bed
Spaces
% of
Bed
Spaces
37,284
100%
50,525
100%
Not
Graded
8,480
24,355
Awaiting
Inspection
% of
Bed
Spaces
Total Bed
Spaces
Graded
and
Awaiting
Inspection
23%
2,114
6%
26,690
48%
443
1%
% of
Bed
Spaces
Not
Graded
Note: Excludes Caravan ‘pitches’
26,170
% of Bed
Spaces
72%
52%
Source: TRC
The Figure above clearly indicates a fairly significant drop in participation levels
in the last few years with now only 52% of the city’s total bed spaces captured by
the VisitScotland QA Scheme.
The Star rating achieved by the bed space stock both in 2005 and 2012 are
displayed overleaf in the Figure.
-31-
Accommodation Audit
Figure 31 ANALYSIS
June 2012
OF BED SPACE CAPACITY BY STAR GRADING CITY OF
EDINBURGH
1 Star
% of
Graded
Stock
2 Star
% of
Graded
Stock
3 Star
% of
Graded
Stock
4 Star
% of
Graded
Stock
5 Star
% of Graded
Stock
2005
3,700
13.9%
5,494
20.6%
7,232
27.1%
7,763
29.1%
2,501
9.4%
2005 Excluding
Campus Bed
Spaces
3,040
13.4%
2,088
9.2%
7,232
32.0%
7,763
34.3%
2,501
11.1%
2012
107
0.5%
3,202
14.5%
7,597
34.4%
8,219
37.2%
2,959
13.4%
2012 Excluding
Campus Bed
Spaces 2012
107
0.6%
972
5.2%
6,479
34.6%
8,219
43.9%
2,959
15.8%
Note: Excludes Caravan ‘pitches’
Source: TRC
The Figure indicates that of those bed spaces captured by the system there are a
growing number achieving higher grades.
In summary:
Participation levels in VisitScotland QA are falling;
Average quality scores of all participants appear to be on the increase;
However ‘average’ scores achieved by different types of accommodation
do not suggest the same picture – see comparisons with nationally
achieved quality scores overleaf.
4.3
Edinburgh Destination Grading Comparison
The Figures overleaf provide an analysis of the relative average grading
achieved by the different types of accommodation in Edinburgh against the
national average and a range of other key destinations across Scotland.
Note: This section provides information on only those properties / businesses
that are part of / participate in the QA Scheme – no attempt has been made by
the consultants to grade non-participating operators.
-32-
Accommodation Audit
June 2012
Figure 32AVERAGE
GRADING SCORES BY ACCOMMODATION TYPES
– DESTINATION vs NATIONAL POSITION [PROPERTIES] (1)
Category
City of Edinburgh
Average
Scottish National Average
Serviced Sector
3.79
3.50
2.87
3.30
3.22
4.67
3.5
3.37
Hotel
Small Hotel
Metro Hotel
Budget Hotel / Lodge
Guest House
B&B
Inn
Serviced Sector Average
Non-Serviced
3.28
2.94
2.95
3.39
3.48
3.79
2.88
3.37
2.00
1.92
3.64
3.49
4.2
4.00
5.0
4.76
3.38
3.27
n/a
n/a
Non-Serviced Sector Average
3.66
3.35
(1)
Note:
Serviced and non-serviced averages recast by TRC to exclude
Source:
accommodation categories if not present in the study area to allow for
VisitScotland
comparison. Weighted Average.
Campus
Self-Catering
Serviced Apartments
Exclusive Use Venue
Hostel
Other
The Figure clearly demonstrates a ‘total’ picture that the quality averages
achieved by the city match or exceed the Scottish National averages. However,
when individual types of property are looked at in more detail it becomes
apparent that the city exceeds the national quality averages in all cases, with the
exception of the B&B and guest house categories. No comment is made at this
time on these points but they are discussed later.
In the summer of 2011 TRC conducted an extensive number of accommodation
audits in Scotland including those displayed overleaf. They set Edinburgh in
context with the National picture and averages achieved by other destinations /
participants.
-33-
Accommodation Audit
Figure 33
Category
June 2012
AVERAGE GRADING SCORES BY ACCOMMODATION TYPES
– DESTINATION vs NATIONAL POSITION [PROPERTIES] (1)
CITY OF
EDINBURGH
Average
DUNDEE
Average
ST
ANDREWS
Average
ABERDEEN
Average
4.00
3.00
3.00
3.44
2.00
3.00
Scottish
National
Average
ROYAL
DEESIDE
Average
LLTNP
Average
PERTHSHIRE
Average
2.75
2.89
2.73
2.67
3.13
3.38
3.33
3.27
2.94
2.95
3.0
2.71
4.00
3.58
Serviced Sector
Hotel
Small Hotel
Metro Hotel
Budget Hotel
/ Lodge
Country
House Hotel
Guest
House
B&B
Restaurant
with Rooms
Inn
Serviced
Sector
Average
Non-Serviced
Campus
SelfCatering
Serviced
Apartments
Timeshare
Exclusive
Use Venue
Hostel
3.79
3.50
2.87
3.50
2.89
3.00
4.00
4.00
3.00
3.30
3.00
3.87
3.05
3.60
3.56
3.33
3.38
3.22
3.50
3.62
3.17
3.42
3.29
3.57
3.48
3.50
3.79
4.67
3.67
3.5
3.00
3.00
3.00
3.00
3.00
3.17
2.88
3.37
3.12
3.64
3.10
3.27
3.18
3.40
3.37
2.00
3.00
2.00
1.50
3.64
2.25
3.61
3.18
4.2
1.94
3.67
3.55
3.74
3.70
3.48
3.67
5.0
4.75
3.38
4.00
4.00
3.67
3.33
NonServiced
3.66
3.20
3.56
3.22
3.67
3.53
Sector
Average
(1)
Note:
Serviced and non-serviced averages recast by TRC to exclude
accommodation categories if not present in the destination study
area to allow for comparison. Weighted Average.
3.33
3.27
3.75
3.50
Source: VisitScotland
and TRC
The previous Figure indicates the relative destination averages for different types
of accommodation as well as the serviced and non-serviced totals. Within these
Figures there are obviously wide variations in individual operations. In a number
of destinations average quality achieved by particular types of properties
exceeds the National Average and in others is marginally below. We provide no
further comment at this time but the Figures do provide certain information on
quality, albeit not comprehensive.
-34-
Accommodation Audit
4.4
June 2012
Conclusion on Quality
This overview of the city’s accommodation offering and its ‘quality’ quotient is
only as robust as the information available to the consultants. Participation levels
in the non-compulsory National VisitScotland QA Scheme only allow conclusions
to be drawn on the stock that participates and cannot be claimed to be a
comprehensive reflection of the destination as a whole. However, although
participation levels are falling across the board, the participation of the serviced
sector and larger properties sees 50% of rooms in the serviced sector
participating in the scheme, giving some indication of destination quality it can be
claimed.
If the anecdotal views are to be believed then it suggests a proportion of the nonparticipatory businesses are indeed at the lower end of the quality spectrum
affecting the overall true quality position of each of the destinations’
accommodation sectors. (These assumptions cannot be confirmed or refuted as
no source can lay claim to know the definitive position since Scotland does not
practice compulsory registration in any QA scheme. It is claimed by many a
compulsory scheme has a role to play in raising quality of product and service by
encouraging operators to improve standards to ensure they would achieve what
are considered to be ‘better’ grades / ratings).
The reasons for low uptake of the QA Scheme by operators in Edinburgh and
other destinations across Scotland cannot be confirmed. However numerous
theories exist but range from cost, to dissatisfaction with what benefits the costs
of participation bring, to ‘hiding bad news’.
What is perhaps noteworthy from the data that supports this latter view is the fact
that similar to other parts of Scotland, the majority of participants in Edinburgh
and the 6 other comparator destinations profiled earlier achieve grading of 3
Stars and above with very little or no representation at 1 or 2 Star levels. This is
not considered surprising to many as there are schools of thought that argue
many operators of poorer quality businesses do not take part in QA as they are
aware they would only achieve a 1 or 2 Star grading. Apart from the costs
involved in achieving a low grade this would be seen to be confirming less than
complimentary factors about their product. (Lower Star ratings perceived by
many to suggest below ‘average’ quality and not seen as giving out positive
messages). Conversely others argue that the ‘quality’ operators are more
cognisant of the benefits of participation. Others suggest that the reason the
majority are 3 Star and above is that the QA Scheme encourages participants to
ensure they at least hit or get above the median quality point.
-35-
Accommodation Audit
5
June 2012
POTENTIAL NEW SUPPLY – EDINBURGH CITY
It is to be anticipated that any growth in the accommodation sector across the
city, like other areas of Scotland / UK, is unlikely to resume significantly in the
foreseeable future given the current seriously depressed investment climate.
However the rate of consents has increased in recent years and there continues
to be strong interest in the city from major hotel brands suggesting that
Edinburgh will be an early beneficiary when improvement comes.
It is important when looking to the future of the accommodation sector to
understand what potential new supply may enter the marketplace in the
foreseeable future. To this end the research team made contact with City of
Edinburgh Council planning officials to understand what projects there were in
the pipeline, either in the formal planning process or in some instances as
aspirations. The key information provided to us is displayed overleaf and
indicates the major developments. The following represent the potential strategic
changes to supply.
Understanding the new proposals helps identify and confirm what might be
ongoing gaps or development opportunities over the medium timeframe and as
such are included within the audit. There will undoubtedly be other projects that,
at the time of reporting, are still the aspirations of developers and land owners
and have not yet entered the formal planning process.
The Figure overleaf provides an overview of projects in the formal planning
process either with consents or awaiting determination. These larger-scale
projects are all for serviced hotel developments and suggest an increase in
supply potential in excess of 5,000 new rooms.
It needs to be borne in mind however that whilst the number of proposals is fairly
significant it is highly unlikely that all will proceed in the fullness of time. Past
experience in Edinburgh and elsewhere demonstrates not all projects for one
reason or another ever come to fruition. This is particularly true at the current
time, when the investment climate is a substantial barrier to new development;
however it would be prudent to expect that a number will do so over time.
It is to be noted that a number of the consents (circa 1,480 bedrooms) relate to
the Waterfront area where there has been a significant shift of late in the
development focus from residential / leisure / tourism to the renewables sector.
This, combined with the tram project not extending out to Ocean Terminal, is
likely to delay, if not stop completely, some these consents progressing.
-36-
Accommodation Audit
Figure 34
Development
SoCo (Edinburgh) Ltd
Royal London
Heart of Midlothian FC
TP Hotel (Edinburgh) Ltd
Waterfront Edinburgh Ltd
Fraser Hamilton (Shrubhill) Ltd
Silverfern (The Wharf) Ltd
Henderson Global Investors
Barclay's Nominees
Forth Properties Ltd
Ocean Point Developments
Craig Lynes
Tiger Haymarket
Mountgrange
Caledonian Trust plc
Capital Land (Holdings) Ltd
LTSB (Fountainbridge1)
Leith Walk Developments
Theakston Estates
Fyffes Group Ltd
The Fitzpatrick Design Collection
Whiteburn Cowgate Ltd
Leisure 1 (Edinburgh) Ltd &
Leisure 1 (Edinburgh Two) Ltd
Vinanian Developments
June 2012
KEY PROJECTS IN THE PLANNING PROCESS
Location
Description
Cowgate [land at]
St. Andrew Square, 19
Tynecastle Terrace, 1
7/8 Clifton Terrace
West Harbour Road, 28
Shrub Place, 1
Shrub Place, 7
St. James Centre
Princes Street / W Register Street
Ocean Drive [land adjacent to]
Ocean Drive, 2 [land 40m NW of]
Morrison Street, 189
New Street, 5 [land adjacent to]
London Road, 151
Jeffrey Street, 43
Gilmore Park, Fountain Brewery
Haddington Place, 34b
Almond Avenue [site at]
Bankhead Way
Baxter's Place, 1-5
Cowgate
New Build Hotel, Awaiting Determination
Change of Use to Hotel, Awaiting Determination
New Build Hotel, Awaiting Determination
Change of Use & Extension, Awaiting Determination
New Build Hotel, PP Consent
Change of Use to Hotel, PP Consent
Extension to Hotel, PP Consent
Dundee Street, 130
Eastfield Road, 8
Rooms
259
103
108
179
200
121
239
200
138
1,102
250
135
245
210
150
126
250
304
350
100
165
221
171
168
TOTAL ROOMS
5,494
Source: City of Edinburgh Council Planning Department
-37-
Accommodation Audit
June 2012
The Figure below provided to us by the City of Edinburgh Council shows the
current and historic position and relationship between consents, construction and
completions. The Figure suggests a picture of ‘desire to develop’ with the
number of consents growing significantly since 2008 (albeit a sizeable number on
the Leith / Edinburgh Waterfront).
Figure 35 – Relationship between Planning Consents, Constructions and Completions
6,000
number of rooms
5,000
4,000
3,000
2,000
1,000
0
2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011
completions
under construction
consents
As previously indicated these proposals are the more sizeable and strategic but
others exist.
In contrast and of interest is Figure 36 which highlights from detailed analysis of
the 2 audit databases the number of bedrooms / units that have ceased trading in
the city since that date. This indicates ‘actual’ businesses that have ceased
trading, but the 2012 audit indicates growth in supply across all sectors, hence
those losses have obviously been replaced by new operators. This ‘churn’ is
fairly significant and reflects a ‘dynamic’ and ever-changing accommodation
sector. The changes are, in the main, in ‘non-purpose built’ operations eg
serviced sector – B&B, guest house, non-serviced – self-catering.
Figure 36
Operations Ceased Trading / Churn Since 2005
(Replaced With New Stock)
Units
112
807
Serviced
1,662
Rooms
451
1,275
Sleepers
4,858
3,196
Non-Serviced
563
2,082
Total
Source: TRC
-38-
Accommodation Audit
June 2012
6
OVERVIEW OF CURRENT DEMAND FOR ACCOMMODATION IN EDINBURGH
CITY
6.1
Introduction
As indicated in the introduction to the report the research programme set out to
establish the current level and profile of demand being experienced within the
accommodation sector of the City of Edinburgh.
Overleaf we provide in quantitative terms the scale and profile of demand for
accommodation across the different accommodation sectors in the study
destination. These figures are generated from the survey returns completed by
operators and supplemented by telephone research amongst others conducted
by our team. In a number of instances we received an inadequate number of
survey returns to report, with any confidence, what were the levels and profile of
demand being experienced within parts of the accommodation sector. In those
circumstances we then augment the survey data by conducting telephone
research amongst operators allowing that degree of confidence to be attained. In
most cases sufficient data was gathered to report the relative scale of mix of
demand across different sectors. Reasons vary from operators’ desire not to
share what they saw as sensitive, commercial information or the fact that in many
cases, particularly outside the hotel sector, the data / information was not always
recorded by the operator. We present the data sets that we have been able to
develop for the city below. The level of participation in the survey saw returns
generated by over a quarter of hotel rooms and half of serviced apartments.
Figure 37
Type
Hotels
Guest House / B&B
Serviced Apartments
Self-Catering
Hostels
Campus
ROOMS PARTICIPATING
IN PERFORMANCE DATA SURVEY
Excluding Festivals
Participants
25.7%
11.0%
50.8%
7.40%
39.0%
19.8%
-39-
Including Festivals
Participants
25.7%
11.0%
50.8%
14.3%
29.6%
27.6%
Source: TRC
Accommodation Audit
6.2
June 2012
Scale and Profile of Demand
6.2.1 Occupancy
Room / Unit occupancy is a good measure of market strength and performance
of the tourism accommodation sector. The Figure below provides the weighted
average annual room and unit occupancies achieved by the different serviced
and non-serviced operations in the City of Edinburgh.
Figure 38
CITY ROOM OCCUPANCY PERCENTAGE
(WEIGHTED AVERAGES)
Category
Hotel
Guest House / B&B
Serviced Sector Sub-Total
Campus
Serviced Apartment
Hostel
Self-Catering
excluding
Festivals (Unit)
Non-Serviced Sector SubTotal
Self-Catering: Festivals (Unit)
2011
80.08%
69.45%
78.10%
70.00%
80.44%
79.80%
2010
78.04%
72.11%
77.90%
n/a
82.30%
71.53%
2009
76.79%
74.47%
76.70%
n/a
83.86%
n/a
61.07%
60.91%
71.29%
75.40%
77.50%
82.20%
74.32%
n/a
n/a
Note: Non-Serviced Sector sub-total does not include Campus and Hostel
Source: TRC
The weighted averages indicate that the serviced sector in the city reports
healthy room occupancy levels at around 78%. The hotel sector across the
sample shows a modest increase in recent years, whereas the key components
of the non-serviced sector – self-catering and serviced apartments shows
occupancy declining on previous years (but not all non-serviced sectors
responded to the questions).
The non-serviced sector, whilst performing at marginally lower levels than the
serviced sector overall at around 75%, still reflects strong levels of demand. The
serviced apartment category is influencing the weighted average in the nonserviced sector (see others non-reporting) and as a category itself has seen
occupancy drop from the 2009 high of 84% to a still significant 80% in 2011.
This is all the more remarkable given the growth in rooms there has been in the
non-serviced sector over the last few years and demonstrates the overall
strength of demand there is for the city which outperforms most of the rest of
Scotland.
-40-
Accommodation Audit
June 2012
6.2.3 Market Mix (Profile of Demand)
As part of this audit it was incumbent on the research team to establish not just
the level / scale of demand currently being hosted / attracted by operators in the
destination but also to provide a profile and identification of the mix and sources
of that demand. It was deemed important to understand if demand was being
generated from: leisure tourists; business-related tourists; Visitors to Friends and
Relatives (VFR), or came from other sources. (Different operators segment their
business demand into various source types to suit their own purposes. Bringing
these different classifications together to create a composite picture across the
sector sees the need to simplify that range of types; hence this study limits its
reporting to Leisure demand, Business demand, and Other).
Our research in this destination suggests the demand mix is that displayed
below, across the different accommodation sectors. (We provide the ‘weighted’
averages from the findings of the surveys and our interviews in each case in
Figure 39).
Figure 39
CITY DEMAND MIX (2011)
Leisure
Business*
Other
Serviced Sector
55.60%
42.90%
1.50%
Non-Serviced Sector
63.10%
35.20%
1.70%
Total
60.30%
38.00%
1.70%
*Indicative discretionary & non-discretionary business tourism
Source: TRC
It is clear from the returns that leisure tourism dominates the demand pattern of
the city overall at over 60%. However at the individual serviced sector level ie
the service sector exhibits a split that is more business tourism oriented,
reflecting the bigger role they play in the city’s hosting of the conference / nondiscretionary business tourism sector.
6.2.4 Achieved Room Rate
A statistic often used by the hotel sector in particular as a ‘measurement’ of
demand or strength of demand for accommodation is the average achieved room
rate or RevPar statistic. In this instance the survey sought to identify Average
Achieved Room Rate (ARR) for operators in the city.
-41-
Accommodation Audit
June 2012
Hotel operators and serviced apartment operators understand the terminology
and generally record this statistic to enable monitoring their trading
performances.
The tables below provide a summary of the ARRs reported to the consultants. It
is interesting to note that the serviced apartment sector is outperforming the hotel
sector which is unexpected given the comments in APPENDIX III where one of
the attractions of the serviced apartment product compared to hotels elsewhere
in the world is the 15-30% price differential normally associated with this product.
Figure 40
AVERAGE ACHIEVED ROOM / UNIT RATE (ARR)
Hotel &
Related
Serviced
Apartment
Total
2011
2010
2009
£73.91
£72.10
£72.12
£85.54
£82.65
£76.65
£74.64
£72.12
Source: TRC
The table below endorses the intuitive statement that higher quality products
command higher prices. In the hotel and serviced apartment categories 4 and 5
Star properties are performing at higher ARRs than their 3 Star and below
‘neighbours’. Edinburgh hotels boast one of the highest Average Daily Rates 3
(ADR) in the UK with only London and St Andrews ahead of the city as surveyed
by STR Global.
Figure 41
AVERAGE ACHIEVED ROOM RATE (ARR)
3 / 4 STAR COMPARISON
4&5 Star Properties
Hotel &
Related
Serviced
Apartment
Total
3 Star & Below Properties
2011
2010
2009
2011
2010
2009
£77.48
£75.50
£75.64
£68.28
£66.67
£66.44
£87.63
£84.68
£70.54
£68.14
£80.59
£78.35
£68.48
£66.80
£75.64
£66.44
Source: TRC
3
Average Daily Rate as defined by STR Global is Bedroom revenue divided by bedrooms sold,
displayed as the average rental rate for a single room. TRC’s calculation is across all room types,
double, single, triple, family, etc.
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Accommodation Audit
June 2012
Unfortunately there were so few returns from guest house / B&B operators in the
serviced sector and self-catering operators, etc in the non-serviced sector from
which to draw conclusions that no meaningful comment can be made.
6.3
Conclusion
From the returns received it is apparent that demand levels for accommodation in
Edinburgh as demonstrated by the hotel and serviced apartment sectors are at a
level that would be the envy of many destinations, reflecting the popularity of the
city.
It is claimed by some operators that demand, in instances, is being maintained
by greater discounting activity during the current economic crisis, although this
was not a specific research subject of the survey. However from the reading of
the surveys of other market analysts and other reports that plot demand levels in
major cities and tourists destination across the world it is apparent that Edinburgh
is holding its own, both in the UK and Europe, in terms of occupancy and
achieved rate.
The city is third only to London and is performing at levels that other major
European cities are achieving, reflecting its pre-eminence in a range of markets.
The city outperforms every other Scottish city, albeit St Andrews as a town is top
performer in Scotland.
As is always the case current performance levels cannot be taken as being
guaranteed sustainable in the longer term. It may also be that there is untapped
potential for the city in the marketplace.
In
order
to
better understand
how the
‘market’
viewed
the
current
accommodation offering of the city the research team conducted a range of
consultations amongst generators of demand and consumer intermediaries to
establish views and perceptions of the Edinburgh accommodation sector offering.
These are discussed in the following section.
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Accommodation Audit
7
June 2012
INTERMEDIARY RESEARCH (OVERVIEW)
The consulting team assessed the current market demand position within the
city’s accommodation sector by asking accommodation operators to identify the
level and profile of demand currently experienced by their establishments using
the media of surveys and interviews. After assessing the scale and profile of
demand our team also set out to establish ‘views’ of those currently generating
demand. We conducted an extensive range of interviews amongst ‘demand
intermediaries’ and local ‘buyers’ of accommodation to better understand the
consumer’s views / perceptions of the current offering.
This work assessed how the intermediary market viewed the current supply of
accommodation across the various sectors within the city. This helped to
establish whether current supply, in terms of scale and quality, was satisfactory
and met the demands of the marketplace or whether there were ‘gaps’ in supply
indicating a potential need for new product or quality improvements. The findings
informed the ultimate comments made by the consultants on the accommodation
sector of the city. A summary of the findings established during the audit are
presented below. A further overview of the discussions held with a range of
intermediaries that included: Booking Agents; Event and Conference Organisers;
Tour Operators, etc is attached in APPENDIX II INTERMEDIARY CONSULTEES
AND RESEARCH FINDINGS.
The main conclusions from the discussions included:
General consensus that the city offered a broad and diverse range of
accommodation product at all price points;
General consensus that Edinburgh is a high quality conference destination
for corporate and associations, but is expensive, with availability difficult at
certain times of the year especially during the peak tourism season;
Edinburgh is a very attractive proposition and popular with large events,
Expo’s etc;
Event companies tend not to arrange events during August due to the lack
of accommodation availability;
Wide selection of events hosted in Edinburgh with occupancies and room
rates high resulting in displaced demand;
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Accommodation Audit
June 2012
Edinburgh not felt to be an appropriate overnight visit due to price,
availability and access for Coach Tour Groups;
Coach companies with Edinburgh itineraries / visits tend, in many cases, to
use accommodation outside the city, in locations as diverse as Lanark,
Midlothian and West Lothian or even as far north as Stirling and Perth,
visiting Edinburgh as part of a tour;
In August when rates are at their highest a number of booking agents
noted that the ‘quality’ of the hotels do not deserve the rates they charge;
Agents suggested they were increasingly booking serviced apartments for
company staff / corporate clients who preferred the independence afforded
by this type of accommodation;
The corporate conference sector is still maintaining a demand focus on
hotel-type offerings rather than seeking serviced apartment type
accommodation;
Corporate demand still focused on hotels in the city centre, although some
companies booked apartments for staff visiting for longer periods (See
above);
Generally companies continue to seek 3 and 4 Star serviced
accommodation, although important management and clients are hosted in
5 Star city centre properties;
Banking sector demand has declined as a market for bedrooms, although
replaced to some extent by consultants to the same sector;
The finance sector, as distinct from the banking sector, is still considered
to be a significant demand generator for the city;
Companies interviewed tended to suggest there was a shortage of bed
spaces in the city centre, with some indications that more should be done
to encourage hotel development in the city centre, with a focus on the
West end with links to transport interchanges; and
Edinburgh was seen as a popular wedding location, both the city itself and
the surrounding area which both offer a good choice of venues,
accommodation, activities, etc for guests.
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Accommodation Audit
June 2012
8
THE SERVICED APARTMENT AND HOSTEL SECTOR – AN OVERVIEW
8.1
Serviced Apartments
In recent years there has been phenomenal growth in the serviced apartment
sector in Edinburgh. Given its impact on the city’s accommodation sector the
consultants were asked to provide a brief general thumbnail of the sector and its
position in the Edinburgh marketplace, where supply has increased dramatically
and very good levels of occupancy are reported as being achieved and
maintained.
The current scale and change in the serviced apartment sector and its trading
patterns is highlighted in earlier sections. An overview of the sector is appended
to this report profiling its emergence and growth globally and the role and position
it now occupies in Edinburgh’s accommodation sector.
The serviced apartment sector similar to the limited service / budget hotel is a
phenomenon of recent years and one that is growing in importance within the
Edinburgh marketplace just as it is across the globe. These developments are in
response to market demand and trends, and alongside other new forms of
accommodation, will continue to have an impact on the more traditional forms of
accommodation the city offers. In the case of the serviced apartment sector both
on the traditional ‘hotel’ and also on the self-catering sector – two product sectors
it straddles – both affected by the apartments sector although to date occupancy
levels have not been unduly affected in the city.
The traditional full-service hotel in particular is under pressure on two fronts: the
quality budget, limited service hotels; and the serviced apartment sector. The
importance and impact of the serviced apartment model cannot therefore be
overlooked in any wider strategy for the accommodation sector and its long-term
viability. Notes on the sector are provided in APPENDIX III - SERVICED
APARTMENTS OVERVIEW.
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Accommodation Audit
8.2
June 2012
Hostels
As part of this study the team were also asked to explore the ‘hostel’ sector to
establish its particular profile of supply and demand given its relative recent
growth and appearance of a number of corporate entrants in Edinburgh.
Examples are SYHA / Smart City Hostels / Euro Hostel, a year-round operator in
Glasgow but as yet summer-only in Edinburgh).
Hostels in Edinburgh are diverse and in cases are an itinerant, opportunistic
category of accommodation that has seen vacant properties emerge as ‘hostels’
only to close quite quickly thereafter. Other projects are University campus
properties that have seen student residences positioned as hostels / hostel
apartments by the Universities themselves or as temporary summer leases to
other operators in the sector to market as additional stock under their own
brands. eg, Euro Hostel, SYHA and Smart City Hostel’s Smart City iQ which is
privately-owned hall of residence marketed as self-catering.
The range of operations in Edinburgh at present sees a single hostel with only 6
sleeper capacity to the current largest example which has a capacity of 330
sleepers. (It is to be noted that the measure of capacity by rooms in the hostel
sector is unreliable to create a picture of scale of offering as some properties offer
single rooms whereas others have rooms capable of hosting up to 20 sleepers in
dormitory-style configurations).
Indications of the transient nature of some of the operations sees the table below
present those that were operating in 2005/6 but no longer apparently so. The
most significant was the Globetrotters Inn at 380 sleepers in Leith.
Figure 42
HOSTEL OPERATIONS APPARENTLY CEASED TRADING
Operation
Globetrotter Inn
Eglinton Youth Hostel
Bruntsfield Youth Hostel
Palmerston Lodge (subject of Hotel
PP)
'The Hostel' at the West End
Kinnaird Christian Hostel
Sleeper
Capacity
380
150
126
Sleeper
Capacity
Operation
Ocean Hostel
City Centre Guest House
West End Hostel
City Centre Tourist Hostel
100
70
52
48
40
Budget Backpackers (one unit still
operating)
Bus Station Backpackers Edinburgh
Hostel
98
85
TOTAL
30
n/k
1,179
Source: TRC
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Accommodation Audit
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As mentioned previously a significant number of beds are provided during the
summer as ‘hostel-style’ accommodation by the Universities and private
operators of halls of residences. This stock availability for commercial letting to
tourist visitors is predicated on the accommodation being offered to the student
cohorts on a 46-week basis rather than 52 weeks. This accommodation is a
separate category from accommodation offered by some of the Universities under
the category campus (summer only) and also that offered again by Universities
that are designated: self-catering; serviced apartment; bed and breakfast and
metro hotel available year-round. Universities offer 2,866 year-round beds and
1,636 summer / festival only beds.
The Figure below provides an overview of the summer-only stock.
HOSTEL SUMMER ONLY STOCK
Figure 43
Operator
Sleeper
Capacity
James Craig Court
Euro Hostels Edinburgh Halls
331
256
Portsburgh Court (Unite Uni Halls) 2
229
36 Chalmers Street (Unite 5)
216
Operator
Sleeper Capacity
Lady Nicolson Court (Unite) 4
Edinburgh Metro Hostel (SYHA
Summer)
McDonald
Road
Residence
(Unite Uni Halls) 1
Panmure Court (Unite 6)
TOTAL
216
201
135
52
1,636
Source: TRC
The Figure below provides an indication of the extent of the year-round offering in
the hostel category.
Figure 44
HOSTEL STOCK AVAILABLE YEAR-ROUND
Operator
Smart City Hostels
Edinburgh Central Youth
(SYHA)
Budget Backpackers *
Caledonian Backpackers
Sleeper
Capacity
Hostel
300
293
280
280
Castle Rock Hostel
230
Art Roch Hostel
Cowgate Tourist Hostel
St Christophers Inn (Interpub)
192
176
160
High Street Hostel *
152
Edinburgh Backpackers Hostel
The Hostel (formerly West
Hostel)
Belford Hostel
Edinburgh Nights Hostel
End
96
95
90
68
Operator
Sleeper Capacity
Brodies 2
Edinburgh
Festival
Hostel
(Wellgate House / Ziggurat)
Argyle Backpackers Hotel
A1-Play Fair House (Art House
Backpackers Hostel)
Princes Street East Backpackers
(formerly Haggis Hostels)
Royal Mile Backpackers
City Centre Hostel Apartments
Old School House Hostel
Apartments
Art House Hostel (formerly Light
House)
Euro Lodge Hostel
Brodies 1
64
64
Alistair Hostel (18 Barony Street)
6
TOTAL
60
50
50
46
36
24
20
18
16
2,866
Source: TRC
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Accommodation Audit
June 2012
The reporting hostels suggested year-round bed occupancy for 2011 of 80% and
summer hostels 87%.
Demand for hostel accommodation in Edinburgh was reported to be fairly
seasonal for those operating year round, with demand during the winter and
shoulder months recording weaker demand compared to the summer. Although
the hostel stock increases by some 1,600 bed spaces during the summer there is
still felt to be a slight oversupply of bed spaces during the quieter months.
However some operators suggested that September, October, March and April
had improved in recent years, demand driven to some extent by large numbers
of youth groups visiting the city.
The majority of visitors using hostel accommodation were notably leisure tourist,
with accommodation providers reporting they had seen an increase in tourists in
the last few years. The majority of providers interviewed had noted few trends
recently, other than modest growth in demand and that prospects were viewed
as good. The average length of stay was reported as 2/3 nights.
Other sources of demand were reported as including foreign student
backpackers, with some evidence of longer stays in some hostels as they work
for periods to fund the next legs of their trips. All interviewees reported mostly
leisure-oriented demand although some hosted academic use - groups of youth
visitors to Scotland on learning vacations, language schools. Hen and Stag party
groups and general leisure family groups also figure in the demand mix. It was
noted that management of the different expectations / group types could be an
issue.
The hostels sector is serviced by dedicated hostel booking sites and has the
appearance of a ‘community’ in its own right – social media is an important
promotional tool for operators – more so than other accommodation types.
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Accommodation Audit
June 2012
9
OBSERVATIONS ON CURRENT SUPPLY AND DEMAND DYNAMICS – ISSUES
AND POTENTIAL DEVELOPMENT OPPORTUNITIES – CITY OF EDINBURGH
9.1
Introduction
This final section of the destination overview provides a summing up of the
issues both now and in the future that are anticipated to potentially positively and
negatively impact on the accommodation sector of the city. These issues, in
turn, influencing the consultancy’s observations about the destinations
accommodation sector and leads and supports the attached comments re the
future of Edinburgh’s accommodation economy.
9.2
Audit Conclusions
The audit review confirms that the city has an accommodation sector of
significant scale and diversity. It is a sector that has seen many new entrants
with capacity increasing and the range of type of offer expanding. This
expansion has created a ‘compositional’ change in the supply with growth in
limited service hotels and serviced apartments leading the vanguard of change.
Of particular interest and highlighted by the audit is that despite the significant
scale of growth in supply the trading parameters of the sector suggest that
demand for the city has also grown and new supply has been absorbed into the
marketplace (albeit 611 rooms in the budget hotel sector captured by the audit
will not enter supply until later in 2012 - 3% of overall stock).
The city has been affected by the world economic downturn but has not suffered
or been as bruised as others. The profile and appeal of Edinburgh in the leisure
and conference sectors coupled with its commercial, legal, manufacturing,
financial and government sector economies has seen demand for bed space /
occupancy levels in accommodation operations that are amongst the highest in
Europe. The city’s new Tourism Strategy looks beyond the current somewhat
depressed marketplace worldwide and poor investment landscape and identifies
key growth sectors for the future.
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Accommodation Audit
June 2012
It is envisages that the city’s continuing and growing appeal; new projects coming
on stream; enhanced and new forms of promotion; and a world economy that in
the medium to longer term comes out of recession, will drive growth in current
levels of visitor demand. The Strategy sets a number of targets for the future
that, if they are to be achieved, will place a need for change on the
accommodation sector of the city’s tourism economy. Key targets to be met by
the year 2020 are for Edinburgh to generate growth of 3% per annum in visits
and for the tourism economy to grow in real terms by 10%. These targets seek
delivery of a growth in both the volume and value of the tourism economy, seeing
a need for more tourists to be accommodated and for them to be encouraged to
spend more whilst visiting.
A third key objective of the Strategy is to ‘smooth out’ some of the seasonality
peaks and troughs in demand, principally by attracting a bigger percentage of
overall demand (current and new additional demand) to visit outside the
traditional main high season periods.
This aspiration suggests the
accommodation sector in part may have to change or adapt to help and support
the city achieve these aspirations eg working more effectively with the wider
sector to develop attractive product offers and marketing campaigns, etc.
At present the sector offers a very full range of product that has seen new types
of accommodation enter the supply, similar to other parts of the world. In parallel
it appears that current levels of demand across most of the year are satisfied, but
at certain peak times there is some displacement. In future if new aspirational
targets are to be met there is the likelihood that there will need to be an increase
in bed space supply to accommodation, the new demand being targeted. (See
the following sections where the research team have modelled the potential scale
of any new supply that might be needed in the future to accommodate this new
demand).
In tandem with capacity will be the city’s need to ensure that the ‘composition’
and make up supply maintains a ‘balance’ when offset against the new demand –
important both in terms of meeting the need and wants of the types of
accommodation sought by consumers but also to ensure that the destination can
meet its aspiration to improve the ‘value’ of tourism by attracting higher spending
markets or encouraging existing markets to spend more.
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Accommodation Audit
June 2012
This will call for a range of accommodation products offering different price points
that balance demand and expenditure levels of the target markets against the
city’s future accommodation offering. (The reader’s attention here is drawn to the
city’s future target markets as laid out in the Edinburgh 2020 Tourism Strategy.
Providing accommodation products and a balance that meet the demands of
these and existing markets will be paramount if future success is to be achieved).
As already indicated, few ‘gaps’ in overall supply currently exist; but that position
could change in the future for a number of reasons. Recent changes have seen
the city’s stock grow significantly in certain sectors with only limited change in
others. If these changes were to continue at their present pace with no other
change to the supply (both in terms of supply quality, value for money, etc) then
the future balance and make up of the city’s bed spaces may put into question
the achievement of the future targets as discussed above.
In conclusion to this audit the remainder of this section provides an overview of
some of the main strategic positive and negative factors it is believed will
influence the accommodation sector in the future. We also conclude with a
range of observations and issues that it is considered need to be addressed by
the city to ensure a balanced and vibrant accommodation sector is in place to
help achieve future stability and growth in the sector. These conclusions and
initial recommendations should be read in tandem with the section on demand
modelling.
The following is not meant to form an accommodation development strategy for
the city at this time; however the audit and these conclusions will obviously
support the evolution of any such document. A future development strategy is
likely to adopt both a spatial and sectoral approach and include an Action Plan to
ensure direction and momentum is maintained in taking the Edinburgh
accommodation sector forward into the future.
9.3
Strengths and Weaknesses
Overleaf we provide a brief summary of key issues likely to affect demand for
tourism accommodation in Edinburgh in future.
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Accommodation Audit
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9.3.1 Future Strengths / Factors Positively Affecting Accommodation
Demand in Future
A range of strategic developments and factors will influence demand for
accommodation in the future including (but not restricted to):
-
Edinburgh is an internationally recognised address and hosts some of
Scotland’s main tourist icons;
Good national and international access;
Breadth and diversity of leisure and business tourism offering;
Year round events programme schedule;
New strategy for growth in tourism sector and new tourism marketing
consortium;
Diverse local economy;
Experienced growth in international arrivals and potential new emerging
markets to UK / Scotland and for Edinburgh / Scotland’s capital city;
New developments proposed and under construction across the city
including:
EICC expansion, Royal Highland Showground proposals,
Edinburgh West, Leith / Edinburgh Waterfront etc, should all potentially
increase leisure or business tourism to the city with subsequent demand for
bed spaces.
9.3.2 Current Weaknesses / Factors Adversely Affecting Success of
Accommodation Sector / The Tourism Economy
Key factors that could potentially have a negative impact on the demand for
accommodation in the city in the future include (but are not restricted to):
-
-
-
Loss of direct flight connections to a wide and diverse range of destinations
from Edinburgh’s airport;
Any growth in perception of the notion the city is an ‘expensive’ destination
that does not offer value for money;
Issues surrounding the quality of certain sectors of the accommodation sector
need to be addressed if the city’s is to maintain a reputation as a quality
destination. This in particular sectors where the audit suggests the quality
quotient is below the Scottish National average indicating issues might exist;
The city cannot become complacent as existing competitive destinations are
always seeking to up their game and new demands are places on consumers’
expenditure and emerging markets by emerging new destinations; and
Failure to match marketing and promotion aspirations with resources to
deliver.
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Accommodation Audit
9.4
June 2012
Observations – Issues and Potential Investment Opportunities
The team’s analysis of all the issues identified by the audit lead us to the
following observations for the sector. We highlight below issues, if addressed,
could help the destination better meet the needs of existing and future
markets and unlock further economic advantage.
Our assessment suggests the following issues and proposals would benefit
from further consideration:
- Quality in parts of the serviced sector needs to be addressed if the
sample participants in the VisitScotland QA Scheme is representative.
- The level of commercial serviced bed stock needs to be maintained
and potentially grown in future otherwise the ability of the city to host /
maintain a tourism economy at the level targeted for the future will be
in question – see also the other parallel supporting tourism
infrastructure eg food and beverage, restaurants / bars etc. The report
section on modelling of future supply and demand provides some
future development parameters on the potential scale of future supply
needed.
- If the pricing policies of the mid-market, fully serviced hotel sector are
to be maintained at current levels then findings of the study suggest
quality improvements are required to remain a competitive destination
in both the leisure and discretionary business tourism sectors.
- The hostel sector potentially has a role to play in accommodating some
of the volume growth in the future, albeit will not necessarily be
attracting higher spending sectors.
Potentially new purpose-built
hostel bed spaces will help satisfy demand from markets that spend
modestly on accommodation to allow themselves to spend on other
spin-off activities and attractions.
- It is suggested that the recent dash for budget hotel development
across the city should ‘slow’ to ensure the city’s future ‘portfolio’ of bed
spaces does not become unbalanced and unable to deliver on the
expectations of improving volume and value across all markets. The
limited service hotel operators are consummate yield management
specialists, promoters of their product with great market muscle, and
have to be admired. (These are attributes that some other operators in
the city need to adopt).
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Accommodation Audit
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The issue with overprovision of such operations in the future is that
their cost / price flexibility allows them to attract demand from other
operators and the market across the board.
- Oversupply or uncontrolled further development of the budget product
could, in instances, jeopardise the viability of fully serviced products viz
Room Occupancy and Average Achieved Room Rate and their ability
to survive – whilst this is a factor of market economics any loss of the
range or quality of accommodation offer in the city could influence its
ability in the future to attract new markets, both leisure and business
tourism which it is targeting. A balanced mix of accommodation needs
to be maintained.
- The serviced apartment sector in the city has proved popular with
visitors and this is expected to remain a core and important component
of the overall mix. The city needs to keep a watching brief on the
sector and ensure it is stable. There is a chance in future that some of
the stock that is not purpose-built and operated will revert to residential
housing in future if the market changes and strength returns to real
estate prices making it cost effective for owners to sell with the
subsequent loss of serviced apartments to the tourism market.
The serviced apartment sector is seen by many visitors as a quality
upmarket product offering, in instances better value for money than
fully serviced hotel rooms, however, there are issues surrounding
perceptions and the reality viz serviced apartments and self-catering –
see overleaf.
There is potentially an issue for the future of the serviced apartment
sector not just in the city but across Scotland. As the reader will see
from the separate Section 8.1
Serviced Apartments / APPENDIX III
on serviced apartments included within this document, the sector is
exhibiting evolution and growth worldwide.
The American market is quite mature and growth is continuing across
Europe with Edinburgh one of the leading cities in the UK where the
product is growing fast, however, even here few of the international
operators that have led growth elsewhere are in evidence. In instances
it might be suggested there is an issue with the ‘abuse’ of the definition
of serviced apartments by operators for a degree of ‘market gain’
where the full product as anticipated internationally is not delivered.
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VisitScotland defines the Serviced Apartment as:
Usually apartments located within one building and in a city centre
location. Equipped with a kitchen facility or offer a meal service. A
cleaning service provided on 5 or 7 days per week.
While Self-Catering is defined as:
A property such as a house, cottage, or apartment which is usually let
on a weekly basis and requires no service elements during the time of
the guest's stay.
The product on offer in Edinburgh that is, and is not, VisitScotland
aligned offers differing levels of ‘service’ eg client required to key
collect keys versus greeted ‘at’ the apartment versus taken ‘to’ the
apartment. The city’s current stock of serviced apartments and selfcatering units is ‘blurred’ by the definition operators choose for their
businesses. This will be an issue, in cases, for the city in future as well
as nationally as the appeal of the serviced apartment is anticipated to
grow. The market in turn potentially seeking out such product as
trends show locally and internationally; if product expectations are not
met then consumer dissatisfaction could result.
- The above are some of the key observations for Edinburgh’s
accommodation sector. (Note the research team have not made any
comment on the spatial dimension or geography affecting the city’s
accommodation now or in the future). That said, like any city
development sites, brown and green field are often easier to find away
from the core.
- A considerable proportion of the new serviced stock proposals in the
pipeline in Edinburgh are not in the city’s core which the conference
and leisure tourism markets will seek by preference. However, the
city’s move west and the soon to be completed tram links to the airport
will make that geographic quadrant a ‘richer’ development frontier than
others potentially less directly connected with the core.
- Proposals exist for the Old Town and others for conversion of existing
city centre properties are also following past development models.
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Edinburgh is unique within the Scottish Tourism economy having key
strengths across many markets and offering a broad and diverse tourism
offering. This diversity needs to be maintained in its accommodation sector
for success to be maintained. It is key to the future that diversity and value for
money is delivered and sustained. Whilst the current economic climate sees
investment activity at a much reduced level Edinburgh will remain an
attractive proposition for the future in accommodation development terms.
Over the next decade as undoubtedly new accommodation products
internationally start to emerge, Edinburgh as an international city must
embrace the same as its international audience will expect a capital city to
offer the ‘latest’ product.
Feedback suggests that the accommodation offering of such a characterful
city, however, should not make the mistake of failing to reflect that character
and differentiation within its accommodation sector.
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Accommodation Audit
10
FUTURE DEMAND MODELLING
10.1
Introduction
June 2012
This short section outlines the need for additional tourist accommodation in
Edinburgh over the next 5 and 10 years.
The estimate of future
accommodation stock has been assessed based on the findings of this
accommodation audit prepared by TRC (based on research into supply
position as at beginning of 2012 and the demand picture relating to the year
2011). The audit provides a quantification of the current supply and most up
to date full year demand position in the city. The future need for visitor
accommodation has been prepared by applying demand growth to the
existing levels of business. Edinburgh 2020, The Edinburgh Tourism
Strategy, adopts the potential for tourism growth in the city as a forecast for
the next 5 to 10 years.
As part of the background to this future
accommodation demand model, the consultants have referred to the Tourism
Strategy and the supporting technical paper that outlines the targets for
growth. This technical paper justifies the level of growth it adopts based on a
tourism forecast model developed by Deloitte.
10.2
Edinburgh 2020 Technical Paper –TRC Edited Excerpts
The following relevant excerpts are summarised from the Edinburgh 2020
Tourism Strategy and the technical papers:
Between 2004 and 2010, Edinburgh experienced a growth in inbound
trips (per annum) between 2004 and 2010 of 5.40%. The growth in
nights was 3.38%;
Edinburgh Airport is forecasting a 33% growth from 2009 to 2020 in the
volume of foreign passengers handled – ie those passengers whose
homes are not in the UK. This is equivalent to an annual growth of just
over 2.5% per annum;
The British Hospitality Association (BHA) estimate that the number of
jobs in hospitality related industries in Edinburgh will grow from 32,387
in 2010 to 38,794 in 2020 – a 20% increase;
The United Nations World Tourism Organisation (UNWTO) anticipates
that in the period 2010 to 2030, international tourism arrivals in Europe
will grow by an average of 2.5% per annum;
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Accommodation Audit
June 2012
Deloitte’s (in ‘The Economic Contribution of the Visitor Economy – UK
and Nations’ 2010) forecast that the growth (from 2010 to 2020) in total
spend, in Scotland's visitor economy will be 2.90% per annum;
Across the UK, Deloitte’s forecast the growth per annum (2010-2020)
of inbound visitor spend will be 4.40%, and domestic spend will be
2.60%.
The Deloitte’s forecasts are shaped by five factors:
Bi-lateral exchange rates;
Destination attractiveness – the assumption is that the UK remains as
attractive as its competitors (ie it does not gain or lose competitive
advantage);
Consumer spending;
Overall GDP; and
Investment.
The Deloitte’s model does assume that the destination will have to make
some investment in tourism infrastructure (transport and hotels), but has
made no assumptions for additional investment in new destination products
(albeit maintaining destination attractiveness may require some investment).
However the Edinburgh Tourism Strategy does recognise a number of factors
that have led to Edinburgh’s success in the tourism sector over the last 10
years and suggests that these will continue to help drive growth in the future.
The recognised factors include the following:
The outstanding strength and diversity of Edinburgh’s range of visitor
attractions, its built and natural heritage and its events and festivals;
Further expansion of Edinburgh Airport: routes, capacity, frequency of
flights albeit under new ownership;
The service orientation and prosperity of Edinburgh’s economy;
Domestic and overseas, leisure and business visitor mix;
A continued increase in hotel accommodation stock (quantified in this
report);
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Accommodation Audit
June 2012
Continued investment in the Edinburgh tourism product will occur and
the following future projects have been recognised as contributing to
the future tourism growth:
· Redevelopment of the Assembly Rooms 2012;
· Additional function space at the EICC 2013;
· Eight new permanent galleries at the National Museum of
Scotland by 2015;
· Improvements and developments at the Royal Highland Show
Ground;
· Developments around West Edinburgh and the Southeast
Edinburgh BioQuarter;
· Pandas at Edinburgh Zoo, driving leisure interest over next 10
years;
· The British Open Golf Competition at Muirfield in 2013 and St
Andrews in 2015;
· The Ryder Cup in Scotland in 2014;
· The Commonwealth Games in Glasgow 2014;
· The ongoing ‘Year of’ Campaigns – Year of Creative 2012, Year
of Active 2013, Year of Homecoming 2014.
In addition to the investment in product, there are market trends and changing
dynamics that will continue to influence the demand for tourism and drive
future growth in the Edinburgh tourism market:
A growing domestic market due to ‘staycations’ - UK residents
holidaying at home rather than abroad, this trend will continue for a
number of years;
An aging UK domestic market;
A growing overseas market, with demand growing from emerging
countries such as China and India, and North American, market
dynamic changing;
The double income pre-kids market is growing as people wait longer to
have children;
A greater proportion of people taking short break is likely to grow and
as Edinburgh is a premier short break destination this bodes well for
the future; and
Tourism is increasingly about experience; immersion in culture, and
authenticity and Edinburgh is in a good position to take advantage of
this.
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Accommodation Audit
10.3
June 2012
Volume and Value Targets
It is not possible to model potential market growth on a new or individual
‘project by project’ basis as the external influences on tourism growth are too
great and varied.
Major events such as the Commonwealth Games however, will have a short
term impact and legacy effect on the tourism markets of Scotland, but again
global factors such as coming out of economic recession, changes in
demographics, fashion and terrorism will have more pronounced impacts.
There is little doubt, looking at historic trends that Edinburgh’s tourism market
has grown by an estimated 3.8% per annum between 2004 and 2010. The
World Tourism Organisation (WTO), predict that international tourism receipts
will grow at about 4% per annum over the next 10 years.
Different segments of the tourism market will grow at different rates. With
economic recession there has been a slowdown in Gross Domestic Product
and thus the non-discretionary business visitor market has been adversely
affected by the economic downturn. This market is likely to recover and grow
in Edinburgh over the next 10 years driven by the financial and biomedical
sectors.
The discretionary business, conference and meeting market will also recover
and grow in the future. It is likely that the overseas tourism market may grow
faster than the domestic market as new demand generating countries come to
the fore. The consultants consider that the growth model adopted in the
Edinburgh Tourism Strategy, although rather simplistic and straight-line,
represents a reasonable estimate of future growth based on past performance
and the third party estimates of potential demand. As a result TRC have
applied this growth assumption to all sectors of the visitor market.
The following table summarises the growth targets in terms of total trips,
nights and spend from the 2010 base to 2020 as it appears in the Edinburgh
2020 Tourism Strategy. TRC however, have applied this level of growth from
2011 to 2021 to the accommodation audit baseline for 2011.
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Accommodation Audit
Figure 45
June 2012
TOURISM IN EDINBURGH – GROWTH TARGETS
Trips (m)
Nights (m)
Spend (£m)
3% (+10% Increase
in Spend per Night)
1,015
Growth per Annum
3%
3%
2010 (Base Year)
3.27
12.07
2011
3.37
12.43
1,056
2012
3.47
12.81
1,098
2013
3.57
13.19
1,142
2014
3.68
13.58
1,188
2015
3.79
13.99
1,235
2016
3.90
14.41
1,285
2017
4.02
14.84
1,336
2018
4.14
15.29
1,389
2019
4.27
15.75
1,444
2020
4.39
16.22
1,500
Overall % Change 2020 / 2010
34.4%
34.4%
47.8%
Absolute Change 2020 / 2010
1.12
4.15
485
Source: Edinburgh 2020 Tourism Strategy – Technical Paper
10.4
Market Baseline 2011
Supply
The following accommodation baseline of supply has been extrapolated from
this audit and outlined in the previous pages of the report. The consultants
have split the hotel and related market into 4 and 5 Star properties and those
of 3 Star standard and below including limited service hotels / lodges. The
accommodation bedroom supply is summarised as follows:
Figure 46NUMBER OF ROOMS INCLUDING FESTIVAL STOCK
Category
2012
Sector Mix
Serviced Sector
4 and 5 Star Hotels
4,011
32.7%
3 Star and below Hotels (inc Lodges)
5,817
47.4%
B&B and Guest House
2,444
19.9%
Serviced Sector Sub-Totals (Rooms)
12,272
46.7%
Non-Serviced Sector
Self-Catering (Units)
2,261
42.0%
Serviced Apartment (Rooms)
2,019
14.4%
Other (Beds)
9,558
43.6%
Non-Serviced Sector Sub-Totals Letting Units (
13,838
53.3%
Rooms, Beds, Units)
TOTAL LETTING UNITS, ROOMS, BEDS, UNITS
26,110
100.0%
Note: 765 hotel bedrooms (3 Star and below) were under
Source: TRC
construction at the time of the research and the supply position has
been reduced accordingly. The level of demand in the marketplace
has been reported before these hotels have come on stream.
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Accommodation Audit
June 2012
Between 2005 and 2012, the number of serviced sector rooms grew by
24.5%, with significant growth of more than 200% in lodge-type hotel
accommodation. The number of non-serviced letting units grew by nearly
48% over the same period with a large growth in serviced apartments and
hostels.
The number of beds in each category of accommodation has been
summarised below:
Figure 47 NUMBER
OF BEDS INCLUDING FESTIVAL STOCK
Category
2012
Sector Mix
Serviced Sector
4 and 5 Star Hotels
7,781
31.5%
11,703
47.5%
5,180
21.0%
24,664
50.3%
10,570
43.4%
Serviced Apartment
4,203
17.3%
Other
9,558
39.3%
24,331
53.3%
TOTAL BEDS
48,995
100.0%
B&B and Guest House
Non-Serviced Sector
Self-Catering
Source: TRC
Level of Existing – Baseline Demand
In the accommodation audit the consultants gathered demand data from
accommodation operators in terms of hotel, B&B and guest house bedroom
occupancy levels, self-catering unit occupancy, serviced apartment room
occupancy and other categories – campus and hostel, etc bed occupancy.
This has been analysed and has been presented in the table below as
weighted averages. The consultants have then converted these weighted
occupancy levels into the number of beds sold, by applying multiple
occupancy factors as follows;
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Accommodation Audit
June 2012
Figure 48
OCCUPANCY LEVEL AND BUSINESS MIX
Category
Occupancy %
Business %
Serviced Sector
4 and 5 Star Hotels (Room Occupancy)
79%
45%
81%
42%
B&B and Guest House (Room
69%
30%
Occupancy)
Non-Serviced Sector
Self-Catering (Unit Occupancy)
65%
58%
Serviced Apartment (Room Occupancy)
81%
39%
Other (Bed Occupancy)
25%
60%
Leisure %
55%
58%
70%
42%
61%
40%
Source: TRC
MULTIPLE OCCUPANCY FACTOR
Figure 49
Category
Serviced Sector
4 and 5 Star Hotels
B&B and Guest House
Non-Serviced Sector
Self-Catering (Unit to Beds)
Serviced Apartment
Other (Beds)
Business %
Leisure %
1.05
1.25
1.35
1.76
1.95
2.00
3.5
1.25
1.00
3.5
1.95
1.00
Source: TRC
It is estimated that the overall number of bed nights sold in the Edinburgh
market place in 2011 was 9.4 million bed nights based on the TRC
accommodation audit findings. Overall business demand represents an
estimated 38.4% of demand and leisure demand 61.6%.
Figure 50
EDINBURGH - ESTIMATED NUMBER OF
BED NIGHTS SOLD – 2011
No. of Bed Nights Sold
Serviced Sector
Leisure
Business Demand
Total
3,926,381
1,698,659
5,625,040
Non Serviced Sector
Leisure
Business Demand
Total
1,847,441
1,903,235
3,750,676
Total
Leisure
Business Demand
Total
5,773,822
3,601,894
9,375,716
Source: TRC
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Accommodation Audit
June 2012
Future Demand
The future demand is based on the estimates of growth as outlined in the
Edinburgh 2020 Tourism Strategy. TRC have applied these estimates of
growth to the current 2011 supply and demand equation and the following bed
night growth devolves for the next 5 and 10 years.
Figure 51
SUMMARY OF ESTIMATED BED NIGHT
GROWTH FROM 2011 TO 2021
2011
No. of Bed
Nights
sold
Serviced
Leisure
All Business Demand
Total
Non Serviced
Leisure
All Business Demand
Total
Total
Leisure
All Business Demand
Total
2016
No. of Bed
Nights
% Growth
sold
2021
No. of Bed
Nights
% Growth
sold
3,926,381
1,698,659
5,625,040
4,551,752
1,969,212
6,520,963
16%
16%
16%
5,276,728
2,282,856
7,559,584
34%
34%
34%
1,847,441
1,903,235
3,750,676
2,141,690
2,206,371
4,348,061
16%
16%
16%
2,482,806
2,557,789
5,040,595
34%
34%
34%
5,773,822
3,601,894
9,375,716
6,693,442
4,175,583
10,869,024
16%
16%
16%
7,759,534
4,840,645
12,600,178
34%
34%
34%
Source: TRC
The number of bed nights sold increases to 10.9 million in 2016 and 12.6
million by 2021. The growth increase by 2021 reflects the 34% demand
growth as identified in the Edinburgh 2020 Strategy.
10.5
Future Accommodation Requirements
In order to meet the future anticipated growth in demand, either the demand
level in existing accommodation will have to increase ie those operators that
can absorb further demand, or there will have to be a further increase in
supply introduced to the market. The marketplace reality is that it is likely to
be a bit of both. Certain accommodation sectors will be able to increase their
occupancy levels to accommodate the anticipated growth, but other sectors
will not, as the occupancy levels achieved are already high and seasonality
may prevent the demand growth being accommodated.
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Accommodation Audit
June 2012
The future demand model constructed for this exercise is fairly sophisticated
in that it can be used to grow demand at different rates by market segments ie
business / leisure / conference, etc, but the Edinburgh 2020 Strategy and the
market information recorded and collected in the audit at the individual
operation level limits this. The model also has the ability to increase the
occupancy level in existing properties before new accommodation is
recommended. However, the model is also simplistic in that although it grows
the demand by market sector, the growth is at the same rate across all
categories of accommodation, and this may not actually occur. In the past
there has been a much greater demand for lodges and serviced apartments
than other types of accommodation and as a result these facilities have been
developed at a much faster rate than new full service hotels. Given the
current growth forecasts, those categories of accommodation that have a
greater proportion of leisure demand, overseas leisure demand in particular,
will grow at a faster rate and therefore the requirement for new
accommodation in the future will be proportionally greater than in other
categories.
It must be remembered that the theoretical accommodation model is only an
indicator of the likely scale of accommodation that may be required to meet
the future market growth expectations that have been identified. Growth
could be higher or lower than the forecast. In addition to underlying growth,
new accommodation products, particularly if they can be shown to create an
element of their own demand (ie branded, chain-operated hotels, coaching
hotel operations certainly do this through vertical integration, customer loyalty,
short breaks, meeting packages, etc) could enter the marketplace more
rapidly than forecast as they can achieve sustainable levels of demand from
their own generating sources, rather than relying totally on the fairshare
demand of the area.
TRC have presented two scenarios in identifying the potential additional
supply needed to meet demand forecast within the Edinburgh Tourism
Strategy. The first scenario assumes that the market fairshare trading
occupancy remains at the same level in the future as in the audit ie 79%
annual room occupancy in 4 and 5 Star hotels and 81% in 3 Star properties
and below. The second scenario assumes that all occupancy levels will rise
by 3 percentage points in all supply categories before any new supply is
needed, apart from in the Campus and Other categories where it is assumed
occupancy levels will rise by 5 percentage points ie 25 to 28% before new
supply is recommended.
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Accommodation Audit
Figure 52
June 2012
SUMMARY OF ESTIMATED FUTURE NEED FOR FUTURE
ACCOMMODATION-EDINBURGH
2011
2016
2021
Scenario 1. Scenario 2. Scenario 1. Scenario 2.
Supply of
Existing
Letting
Rooms /
Units/
Beds
Fair Share
Existing
3%
Existing
3%
Occupancy Fairshare Occupancy Fairshare Occupancy
Demand
Occupancy
Growth
Occupancy
Growth
Letting
Rooms/
Units
Letting
Rooms/
Units
Letting
Rooms/
Units
Letting
Rooms/
Units
Base Scenario
4 & 5 Star Hotel Rooms
3 Star & Below Hotel
Rooms
B&B / Guest Houses
Rooms
Self Catering Units
Serviced Apartments
Rooms
Other – Campus,
Bunkhouse - Beds
Total Additional
Letting Units
Required
Total Letting
Room/Unit Supply
4,011
79.0%
639
469
1,379
1,182
5,817
81.0%
926
686
2,001
1,721
2,444
69.0%
389
271
841
704
2,261
65.0 %
360
244
778
644
2,019
81.0 %
322
238
694
597
9,558
25.0%
1,522
-
3,287
1,146
4,159
1,908
8,980
5,995
30,269
28,018
35,090
32,105
26,110
Source: TRC
By 2016, it is estimated that Edinburgh will require between approximately
1,150 and 1,600 new hotel bedrooms. Approximately 470 to 640 bedrooms
are needed at 4 and 5 Star standard, and 690 to 925 of a 3 Star standard and
below, if the growth targets projected are to be met. By 2021 the requirement
for new hotel bedrooms increases to between around 2,900 and 3,400. There
are already 765 hotel bedrooms under construction and due to open in 2012
and many more are already signalled in the planning process. At present the
accommodation audit has identified that there are 5,500 new beds in key
projects in the planning process.
It is harder to influence an increase in B&B category rooms due to general
market churn. This market is often reflective of and influenced by the position
in the wider residential housing market and people making lifestyle choices.
An increase in stock of between roughly 270 and 390 rooms is required to
2016.
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Accommodation Audit
June 2012
Serviced apartments have shown considerable growth as a product in recent
years and again new supply is anticipated in the order of between 600 to 700
new bedrooms by 2021. However, if the trend for serviced apartments
growths at a faster rate than average (as it has done in recent years) then the
demand in the future for this product could be considerably higher than
forecast.
There is also a theoretical need for more self-catering supply in the city
around 240 to 360 units by 2016, and 640 to 780 new units by 2021.
The Other accommodation category includes campus, bunkhouse and
exclusive use establishments and the current and future supply is difficult to
gauge, as much of this supply is seasonal and operates for a short period of
time during the summer and Festivals period. In order to be prudent the
consultants have suggested an increase in occupancy of 5 percentage points
in current available stock before additional sources of accommodation in this
category are formally recommended. The actual number of bed spaces
required is up for debate and rather spurious as much of this accommodation
tends to appear organically / transiently as University accommodation
becomes available out of term time. The consultants are of the opinion that a
formal requirement in this category should not be reported given the variability
of the seasonal base stock that can be drawn upon.
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Accommodation Audit
June 2012
APPENDICES
APPENDIX I
Intermediary Contacts
Appendix II
Intermediary Consultees and Research Findings
APPENDIX III
Serviced Apartments Overview
APPENDIX IV
Projects in the Planning Process
APPENDIX V
Properties Apparently Ceased Trading
APPENDIX VI
Websites Reviewed
APPENDIX VII
Accommodation Audit
June 2012
Operator Survey Questionnaire Example
APPENDIX VIII - OCCUPANCY DATA (VISITSCOTLAND & TNS)
APPENDIX IX -
Accommodation Audit
June 2012
APPENDIX I
Intermediary Contacts
Accommodation Audit
June 2012
APPENDIX I - INTERMEDIARY CONTACTS
Businesses
Businesses (Cont)
Hotel Booking Agents
Event & Conference Organisers
Tour Operators
AEGON UK
Artemis
BNY Mellon
Brodies LLP
Business Stream
Cairn Energy PLC
Dundas and Wilson
First State Investments
IBM
Johnston Press PLC
Lloyds Banking Group PLC
Martin Currie
Mazar LLP
McGrigors LLP
Miller Group
Northcroft
Optimised Environments
Rockstar North
Scottish Government
Scottish Widows
Standard Life Investments
State Street
Stirling Developments
Target Direct Marketing
Tesco Bank
Aberdeen Asset Management
Accenture
Adam and Co
Amazon
AstraZeneca
BAA
Baillie Gifford
Bakers Dolphin
Black Rock Investment Management
BT Group PLC
CALA Group
Change Recruitment Group
Cisco Systems
Citi
City of Edinburgh Council
Deloitte
Dobbies Garden Centres
Ernst & Young LLP
Espirito Santo
Forth Ports Limited
Halcrow
John Menzies PLC
JP Morgan Chase
KPMG
Logica
Lothian Buses
Microsoft
Murray International Holdings
Navigant
Newton Asset Management
NHS Scotland
Noble Grossart
Oracle
Royal Bank of Scotland Group
Royal Mail
Ruffer
Scotmid
Scottish Gas
Scott-Moncrieff
SGPB Hambros
Six Telekurs
Sky Television
Spring Technology
Virgin Money
Classic Britain
Concorde (Congrex)
Easyways
Expotel
Hotel Beds
Key Reservations
Meeting Makers
Room Centre
The circle
Dickins
Unique Cottages
Cottages & Castles
Mackays Self-Catering
NTS
Hoseasons
Wilderness Cottages
Unique Cottages
Scottish Farm Holidays
Celtic Castles
Sykes Cottages
Connoisseurs Scotland
Easy Breaks
Henderson Travel
Funkeydoos
Hamilton Scott
Hotel Connexions
Hotelink (UK)
Just One Hotel
1st events
Acorn Events
BlueSky Experiences
Eventcore Scotland Ltd
Events in Partnership
ExecSpace Ltd.
Experience Scotland
Intelligent Events
Travel Scot World Limited
Zibrant
Highland Wedding Belles
Highland Country Weddings
Utopia Scotland
88 Events Company
Andrew Burnet & Company
Blue Apple Events
Conference Care UK
Crescent Events
Extratime event management
First City Events
FruitSalad Events
Hello Scotland
Helmsbriscoe
Hilltop Events
K&N Travel Associates
Kenes UK (formerly Confab)
Kyles on Scotland
Lean & Green Event Experts
Sally Mayell Event Management
Spectra in Scotland
Starkevents
20-20 Productions Europe Ltd
ABC Events
Angela Stewart Creative
Big Bright Star
Etes Scotland Ltd
Fusion Group UK
George Walker Event Management
Henri Forman Event management
Highland Functions
i2detail events
In Conference Ltd
Maximillion
MCI Glasgow
No Fuss Events
Prime Events
Roselle Events
TFI Meeting Point
The finishing touch
Abbey Tours
Adventures in Golf/Perry
Anglo American Travel
Best of Scotland Holidays
Crusader Holidays
EuroWelcome Scotland
Hello Scotland Ltd
Highlandtours.com
Panorama
Skills Holidays
Skinners of Oxted
WangPing Travel
Bruce's Highland Tours
Cashel Travel Scotland
CTC
DIAMOND HOLIDAYS
Discovery Travel
Your Golf Travel
Haggis Adventures
Highland Experience Tours
Highland Explorer Tours
Hookways Holidays
K V & K L Slack Limited
Memory Lane Holidays & Travel
Sherwood Travel
Sightseeing Direct
Bus Operators
Epsom Coaches
Fitzcharles Coaches
Heart of Scotland Travel
Laver Holidays
North British Tours
Rabbies
Shaws Coaches
Simpson's Coaches
Whytes Coaches
A W Eastons Coaches Ltd
Cooks Coaches
Hemmings Coaches
Osprey Coaches
Elcock Reisen
Bowen Travel Ltd.
David Urquhart Travel
Highland Heritage Coach Tours
Lochs & Glens
Scotline Tours
Strathmore Travel
Timberbush.com
Source: TRC
i
Accommodation Audit
June 2012
Appendix II
Intermediary Consultees and Research Findings
Accommodation Audit
June 2012
APPENDIX II INTERMEDIARY CONSULTEES AND RESEARCH FINDINGS
Tour Operators
In all, 49 companies were contacted with 22 successful telephone surveys
completed. Consultations were completed with the following tour operators:
Abbey Tours
Bakers Dolphin
Best of Scotland Holidays
Cashel Travel
Crusader Holidays
Epsom Coaches
EuroWelcome Scotland
Fitzcharles Coaches
Grayline
Hello Scotland
Heart of Scotland Travel
HighlandTours.com
Ian Dickson Travel
Laver Holidays
North British Tours
Panorama Tours
Rabbies Tours
Shaws Coaches
Simpsons Coaches
Skinners Travel
Whytes Coaches
WangPing Travel
It should be noted that consultees were made up of companies which booked
specific tours to Edinburgh as well as companies which visited Edinburgh as part
of a wider Scottish tour. In some cases those visiting Edinburgh as part of a wider
tour did not book overnight accommodation in the city. This is a finding in itself as,
in most cases, the tour operators noted that Edinburgh was not an appropriate
overnight visit due to a range of factors including price, availability and access,
notably for bus parking.
Tour operators consulted had a good knowledge of Edinburgh, generally with a
focus on hotel accommodation. The tour operators booked accommodation
ranging from 2 Star through to 5 Star hotel accommodation, with a general leaning
towards 3 Star properties. A small number of operators noted that they would
book bed and breakfast accommodation and serviced apartments, but this was
only noted on a couple of occasions.
Certain tour operators did not book accommodation but would advise or signpost
visitors on suitable accommodation. It was noted by some firms that they had
ceased a direct accommodation booking service as increasingly individuals would
complete this themselves. Similarly, tour operators noted that they could not
guarantee rates and availability, and in many instances individuals were better
placed to obtain special rates.
ii
Accommodation Audit
June 2012
Tour operators tended to book city centre accommodation, and a range of
particular properties were noted, including Jury’s, Premier Inn, the Roxburgh,
Apex, Caledonian, George, Sheraton, Channings and Balmoral hotels. On most
occasions the tour operators noted that they would select from a wide range of
available hotels in the city centre. No firm noted that they had any single specific
hotel which they regularly booked. Tour operators did note that ‘availability’ was a
deciding factor when selecting hotel accommodation, notably in August.
A number of the tour companies, notably the coach based tour operators indicated
that they operated trips to the city, especially during the summer and August in
particular, but these tended to be day visits. When there were overnight trip
requirements the bus firms tended to book accommodation outside of the city, and
locations such as Lanark, Midlothian and West Lothian or even as far north as
Stirling and Perth were noted.
The coach based tour companies recognise the attraction of Edinburgh but noted it
as an unsuitable overnight stay due to its cost. Certain bus firms also noted that
the city was not well equipped for buses, in terms of parking at hotel locations.
Bus tours would tend to visit during the day and either stay south or north of the
city before the next stop which tended to be Perthshire, the West or the Highlands.
When asked about general perceptions of overnight accommodation, a number of
tour operators indicated that although Edinburgh offers plenty of choice and
variety, the city is expensive compared to other UK and EU cities. This was
especially the case in August when the various Festivals and the Military Tattoo
are hosted in Edinburgh. Prices were also noted as being high outside the peak
periods and certain operators indicated that the high prices did not reflect high
quality.
It was also mentioned that the city did not cater well for larger groups; this in part
was due to the lack of beds and expensive rates during peak periods. It was also
felt that certain hotels would prefer to have a large number of individual bookings
than a small number of (discounted) large bookings.
iii
Accommodation Audit
June 2012
Operators tend to arrange tours to Edinburgh in the May to September period, with
almost all operators running tours in August. August is when operators have the
greatest difficulties in securing accommodation. It was noted that during August
the operators would book as far as Dundee, Stirling and Glasgow, confirming
displaced demand in peak periods. Edinburgh based operators tended to run
shorter day trips outside of the city in August as visitors preferred to be in the city
in the evenings, therefore there were fewer Scotland wide trips in August.
Certain operators had discounted rates with hotels but no operator was willing to
share hotel rates. It was also noted that Edinburgh did not have a defined
overnight rate(s), as this varied significantly by property and by season.
The overwhelming perception from coach based businesses were the restrictive
prices in Edinburgh, in most cases these were well outside the budget for their
customers. Bus firms noted that they would run tours in peak season, including
the Tattoo but not one noted a hotel in the city in which they would stay.
Like the tour operators, the coach based tour operators noted that there were very
few group booking discounts and a clear emphasis on individual trade. A number
of firms noted that they had reduced or ceased tours into Edinburgh due to the
difficulties in parking and getting around Edinburgh, including the road closures
from the tram development.
Conference and Event Planners
In all, 30 companies were contacted and 12 successfully took part in our telephone
surveys. Consultations were completed with the following conference and event
planners:
st
1 Events
Acorn Events
Bluesky Events
Congrex
Eventcore Scotland
Events in Partnership
ExecSpace Events
Experience Scotland
Intelligent Events
Meeting Makers
Travelscot World
Zibrant
iv
Accommodation Audit
June 2012
The conference and event planners consulted tended to book accommodation in
the city centre. A number of organisers noted that they returned frequently to the
same venues, much of which was situated around the vicinity of the EICC, such as
the Sheraton, Caledonian, Apex and further towards the George, Balmoral and
Carlton hotels. In keeping with other cities the conference and events are more
likely to seek 4 and 5 Star accommodation, although it was noted that was
dependent on the client requirements, conference venue and budgets.
Access to key venues and public transport, notably walking distance to train
stations was noted as a decisive factor as many delegates did not drive to events.
Similarly the hotels near the airport and in the west of the city were noted as
popular event and conference locations. A number of organisers utilised the
services of agents to book hotels and therefore did not have any specific views on
availability, but it was noted that during the summer months it was difficult to
secure accommodation.
The cost of hotel provision was noted, although this was not as much of an issue
for larger corporate clients and conferences attracting EU or global delegates.
Edinburgh was noted as a very attractive proposition and popular with large
events, Expo’s etc. This in itself was noted as a factor in securing rooms, notably
when large events clashed with other events such as sporting events, Festivals
and peak tourism demand. Event companies did indicate that they would tend not
to arrange events during August due to the lack of accommodation.
Certain organisers had developed relationships and a rapport with hotels and
venues and it was clear that they did not have as much of an issue securing
rooms, especially when some of the larger events were planned in advance. A
number of organisers mentioned that they also got deals and rates for large
bookings and there was a good variety of hotels and venues as well as activities
for guests.
There didn’t seem to be any specific season for events although a couple of
organisers noted late Spring (April / May) and Autumn (Sept / Nov) as particularly
busy for corporate events. There were a number of negative comments where a
couple of organisers had bad experiences and would not return to specific venues
and hotels.
v
Accommodation Audit
June 2012
One organiser felt Edinburgh was a weak conference venue when compared to
other UK cities, and noted that they had experienced poor facilities and service. It
is worth noting that this was based on one event but highlights the competitive
nature of the sector and the need for constantly high service standards.
Due to the peak summer demand a few event organisers highlighted that they
would not visit Edinburgh in the summer months. When this was the case they
would go elsewhere or rearrange for other periods. It was noted that Edinburgh
room rates were on a par with London in the summer months and this also resulted
in fewer bookings in peak seasons.
There was a general consensus that Edinburgh was a high quality conference
destination, for corporate and associations, but was expensive, and was out of
limits at the peak of the tourism season. Edinburgh is seen as a big draw but for
some it does not provide value due to room rates. Long lead times allow
organisers to get rates and rooms but when working on tight budget or short notice
the organisers would tend to go elsewhere.
Hotel Booking Agents
Initially 19 companies were contacted and 8 took part in our telephone surveys.
Consultations were completed with the following hotel booking agents:
Classic Britain
Dickins (Self-Catering Agent)
Easyways
Expotel
Key Reservations
Pacific World
Room Centre
The Circle
As expected a wide range of accommodation and locations were noted by hotel
booking agents, ranging from city centre hotels, to B&Bs, serviced apartments,
holiday lets, student lets and backpacker / hostel enquiries. The scale and scope
of demand makes it difficult to summarise any specific findings or trends.
An obvious finding was the wide variety of overnight accommodation on offer in
Edinburgh. In keeping with other intermediaries the peak demand is pronounced
in August and many agents highlighted the Tattoo and the Festivals as key
demand generators.
vi
Accommodation Audit
June 2012
It is apparent that other events, including sporting, corporate and cultural, can also
make availability extremely difficult in other times throughout the year. A couple of
firms noted that in 2011 there were a number of weeks when there were a wide
selection of events being hosted in Edinburgh and occupancies were high, as were
room rates, and resulted in displaced demand to outside the city.
Firms confirmed that there is a wide variety on offer in the city centre, although one
respondent did note the lack of 2 and 3 Star accommodation in the city centre. It
was also noted that the draw of Edinburgh throughout the year meant that visitors
were sometimes willing to be located outside the centre and even outside the city
itself. A firm noted that their clients were happy to be based in the outskirts as they
were seldom in the hotel due to the range of activities being held in the city.
As noted by other demand generators the rates in Edinburgh are seen as
expensive and perhaps offer poor value for money at times. In August when rates
are at their highest a number of agents noted that the quality of the hotels do not
deserve the rates they achieve. Rates for 3 and 4 Star can be above £200 per
night and 5 Stars above £300 throughout the majority of the year.
Certain agents noted they can get deals and special rates but these are hard to
find in peak months. Generally people visiting Edinburgh are happy to pay the
high rates, notably in August. Agents noted that there is a good selection of B&Bs
and lower grade and priced hotels on the outskirts of town and these prove popular
for lower price brackets throughout the year.
Self-catering agents, notably holiday lets and Festivals related lets, also noted
significant levels of demand, pre-bookings and profit margin. This is especially the
case for high end city centre accommodation during the Festivals. Occupancies
are consistently high and in many situations owners let their accommodation out
for August and holiday elsewhere. February and March was noted as being a
quiet spell. Outside summer, it was noted that Christmas and New Year, and the
rugby international weekends were busy. Graduations and other events were
other notable busy periods.
vii
Accommodation Audit
June 2012
Specialist Planners (Golf and Wedding)
Initially 15 companies were contacted and 5 took part with telephone surveys
successfully completed.
Consultations were completed with the following specialist event and tour planners:
88 Events
Executive Golf and Leisure
Golf Scotland
Perry Golf
Utopia Scotland
Highland Wedding Belles
Highland Country Weddings
Golf tour companies noted that visitors to Scotland would tend to visit Edinburgh
and / or Glasgow at the start or end of their golfing trip. It was noted that this was
more likely during August when golfers, and non-golfing partners, would visit the
Festivals and / or the Military Tattoo. The golf tour companies indicated that their
clients would tend to stay in 5 Star accommodation including the Sheraton,
Balmoral or Caledonian. A number of golf courses in East Lothian, such as
Musselburgh, Muirfield and North Berwick, were popular with international visitors
and Edinburgh accommodation may be used when visiting these courses. Golf
tour operators noted that demand for Edinburgh as a destination was not
significant but the range of luxury hotels ensured that golfers wishing to visit the
city could be accommodated. The nature of golfing tours where they are planned
well in advance meant that availability was not a concern for planners.
Edinburgh was seen as a popular wedding location, both the city itself and the
surrounding area which both have a good choice available. It’s difficult from the
consultations completed to confirm which ones are the most popular as there will
be many of the hotel venues which do weddings every week but the planners
consulted tended not to get involved in many traditional hotel weddings as their
clients tended to be looking for something a bit different. The wedding planners
listed both non-hotel venues (Edinburgh Castle, Mansfield Traquair, Dundas
Castle, Hopetoun House and Royal Botanic Gardens) as well as hotel venues,
including Macdonald Roxburghe Hotel, Prestonfield, The Witchery, Orocco Pier
(South Queensferry) and Tigerlily. Other ones which were seen as very well
known included The George Hotel, Surgeon’s Hall, The Balmoral, Norton House,
Macdonald Houston House, Dalhousie Castle and The Hub. It was noted that
Edinburgh probably has the highest number of civil ceremony licenses in Scotland.
viii
Accommodation Audit
June 2012
Good points about Edinburgh weddings included:
Great choice of accommodation at a good range of prices for non hotel
type venues;
Lots for guests to do if they are travelling in to Edinburgh for a weekend to
attend a wedding;
Proximity to the airport;
Good range of prices available at different venues within the city and
surroundings; and
Great choice of suppliers within the city.
Challenges of Edinburgh weddings included:
Access and parking;
Travelling around the city, eg between ceremony and reception can be
time consuming;
No rail link from the airport, although good bus links; and
Most hotel venues lack good outdoor space for drinks / photographs in the
summer.
Wedding planners did highlight that they had supported a range of weddings in a
wide variety of venues. Availability is very seldom an issue in weddings due to the
planning and long lead times. Similarly, planners noted that venues would
advertise wedding packages which guaranteed availability and a range of price
points.
Edinburgh Employers
Across the city 69 companies were contacted, 25 consented to take part and
successful telephone consultations were completed.
Consultations were completed with the following Edinburgh based employers:
Aegon Asset Management
Artemis
Bank of New York Mellon
Brodies LLP
Business Stream
Cairn Energy
Dundas and Wilson
First State Investments
IBM
Johnston Press
Lloyds Banking Group
Mazar LLP
Miller Group
Martin Currie Investment Management
McGrigors LLP
Northcroft
Optimised Environments
Rockstar North
Scottish Government
Scottish Widows
Standard Life Investments
State Street
Stirling Developments
Target Direct Marketing
Tesco Bank
ix
Accommodation Audit
June 2012
Edinburgh is well known and established as a business location, with a
concentration of private, stock market listed and public sector employers across
a relatively compact area. The research attempted to consult a cross section of
Edinburgh’s largest and top performing companies and details were drawn from
Edinburgh’s Inward Investment portal (Edinburgh Inspiring Capital) which listed
Edinburgh’s largest companies. It should be noted that a significant number of
the larger companies were not willing to take part due to company policy about
telephone research. Similarly when contacting larger firms it was difficult to
speak with the correct team or person, therefore some findings are from
individuals within companies and may not be reflective of the experience of the
entire company. It should also be noted that a number of the large firms utilise
the services of travel management companies, such as Expotel, HRG, Portman
and TMG, and therefore these firms did not have a working knowledge of the
accommodation sector.
The majority of companies booked hotels in the city centre, a number of firms
booked self-catering apartments for staff visiting for longer periods. A couple of
firms noted that they were tending to book apartments more than hotels as staff
preferred the independence and ability to cook within their own premises. The
majority of firms were booking accommodation for staff, although a few
companies did note that they booked accommodation for visiting clients and
dignitaries, in most cases this was focused on higher end accommodation
provision.
A wide variety of hotels are being used, including hotels at or near the airport,
hotels near the South Gyle / Edinburgh Business Park, west end hotels and
hotels on George Street, Princes Street and the Grassmarket. Firms seemed to
be happy with the offer and wide range of accommodation provision. Although a
large number of firms noted ‘city centre’ as a key preference it is worth noting the
west end and Edinburgh Park, where a number of the consulted firms were
located. In most cases ‘location’ was noted as the key factor when selecting a
hotel. For both clients and staff bookings it was noted that hotels in close
proximity to offices were sought. Visiting business travellers did not tend to visit
by car and therefore hotels in close walking distance to offices and transport
nodes were sourced.
Generally firms would be seeking 3 and 4 Star accommodation, although when
important management and clients visit this may include 5 Star city centre
properties.
x
Accommodation Audit
June 2012
Firms noted that price was an important factor, and some organisations had to
work within set rates and this could be difficult in Edinburgh in the summer
months. Firms with set rates tended to have two rates, one for London and one
for outside London. It was noted that on occasions Edinburgh could have
London rates and therefore this could prove difficult for companies working with
set rates.
Many firms had a good working knowledge of hotels near their offices, and in
many cases they would have corporate rates. Very few firms were willing to
share these rates. A number of firms noted that there was a move towards new
brands and notably boutique and contemporary hotels. Certain firms felt that the
traditional, or landmark, hotels were not as attractive as before and newer brands
were favoured by business travellers. A few firms noted that the traditional
properties (notably the Caledonian, Balmoral, George and Roxburghe hotels) did
not offer good value for money for the business traveller, and would only be used
by senior management and important clients.
In keeping with all intermediaries, August was highlighted as being the most
difficult month for availability, and high room rates. However being a traditional
holiday month, firms noted that their own demand was lower, similarly,
businesses would cut back travel in this period due to availability and costs. One
organisation noted that they encouraged staff and clients not to visit in August
due to higher costs. When encountering a lack of availability at preferred hotels,
firms would have to seek alternative hotels but this very seldom meant leaving
the city centre. Firms seemed to be more willing to change their price range in
order to get a hotel room, rather than move out of the city centre. One firm noted
that they would just ‘take the pain’ in the summer months rather than source
accommodation outside of the city centre. However, a few firms noted their
displeasure at the considerable increases in hotel rates in the summer months, a
couple of firms noted that they had changed their hotel preference due to the
scale of rate changes in the summer months.
Firms also confirmed a lack of availability when there were other sporting /
cultural events at other times in the year, including the rugby internationals and
the marathon, Royal Highland Show etc, and although trips were planned in
advance on many occasions the lead time was short which meant preferred
hotels could not be secured. Firms tended to book the same hotels and have
good rates / relationships with hotels in their vicinity but on occasion they may
have to seek hotels further afield, especially in peak summer periods. Firms
tended to suggest there was a shortage of bed spaces in the city centre, and
some firms indicted that more should be done to encourage hotel development in
the city centre, with a focus on the west end and links to transport interchanges.
xi
Accommodation Audit
June 2012
VisitScotland and VIC Network
Representatives of VisitScotland, the VIC network, were consulted to elicit their
views on the accommodation stock in Edinburgh, potential gaps and any issues
they face from interaction with the consumer.
The stock in Edinburgh is considered to be diverse and plentiful at most times of
the year with a wide range of quality and price points. The new product types
and new branded entrants to the market were welcomed.
It is noted that there has been a decline in the number of visitors turning up in
Edinburgh and using the VIC facilities as ‘booking agents’. More visitors are
reported to be pre-booking accommodation and benefitting from online / early
bird discounts rather than leave accommodation to chance. This saving is
reported to be being used by some to ‘upgrade their day visit and extended tour
activity while using Edinburgh as a base, rather than that revenue being lost to
the tourism economy.
The practice of premium pricing for events and high season along with selective
acceptance of bookings minimum 2 / 7 nights etc was noted.
The growth and popularity of the serviced apartment and hostel sector has also
been widening the attractiveness of the accommodation offering and the market
base to better host hen / stag parties and allowing groups to achieve value for
money accommodation centrally. The growth of limited service hotels was also
commented on.
The B&B / guest house categories are considered an important part of the offer
particularly for overseas visitors but some need to raise their game somewhat as
those within the VisitScotland QA Scheme collectively have a below national
average grade.
The need to balance the growth in supply with new demand to bolster the
shoulder seasons was noted as being important for the future.
xii
Accommodation Audit
June 2012
APPENDIX III
Serviced Apartments Overview
Accommodation Audit
June 2012
APPENDIX III - SERVICED APARTMENTS OVERVIEW
Serviced Apartments In Edinburgh
As part of this study the consultants were asked to explore the serviced
apartment sector to establish its particular profile of supply and demand given
its relatively recent appearance in any scale in Edinburgh.
VisitScotland defines the Serviced Apartment as:
Usually apartments located within one building and in a city centre
location. Equipped with a kitchen facility or offer a meal service. A
cleaning service will be provided on 5 or 7 days per week.
While Self-Catering is:
A property such as a house, cottage, or apartment which is usually let on
a weekly basis and requires no service elements during the time of the
guest's stay.
Our research suggests a blurring between the terms serviced apartment and
self-catering unit. This is demonstrable from: the frequency and level of
‘service’ during a stay varies extensively; single units as well as multiple units in
a block are each being described as self-catering and serviced apartments; the
treatment of initial access to the unit - key collection, escorted to, met at the
address; catering facilities on site / concierge services, etc, etc.
At the end of this section we provide brief overview of the sector and its
evolution globally. That information draws on a number of sources but primarily
the
website
of
the
largest
agency involved
in
the
sector
www.apartmentservice.com and its Global Serviced Apartments Industry
Report 2011/12 (GSAIR).
The serviced apartment market in Edinburgh is becoming more competitive with
a large number of new ‘operators’ in the city. The majority of those we
contacted saw their properties as true serviced apartments as they offered
servicing on a daily basis. Although there are examples of multiple apartments
in the same property many operators had apartments scattered throughout the
city (mainly, it has to be said, in the city centre). The presence of purpose-built
serviced apartments operated by international hospitality companies has only
latterly been seen with the opening of the Marriott Residence Inn (107 units).
xiii
Accommodation Audit
June 2012
Edinburgh currently boasts around 130 operators of serviced apartments but in
terms of multiple-unit operators only 35 have multiples of more that 5 units, with
Fountain Court Apartments the largest operator, having 178 units across 5
properties. The 10 largest operators have 40 plus units and together account
for around 720 units. Other notable players include Lochend Serviced
Apartments (92 Units), Fraser Suites (75 Units), Ocean Apartments (69 Units),
Hot-el Apartments (84 Units).
The serviced apartment concept is growing in Edinburgh but the current
economic climate and increase in supply sees some providers having to work a
lot harder to retain their occupancy levels. However in 2011 occupancy levels
in excess of 80% were still the norm despite growth in supply. Operators report
that serviced apartments are popular within the corporate market especially, as
they are becoming more conscious of the cost of travel and accommodation
through greater exposure and appreciation of the value an apartment offers.
Many of these new apartments are now being opened outside the immediate
city centre, eg Marriott Residence Inn, as corporate visitors tend not to look to
be central to visitor attractions, Royal Mile, etc and the high premium charged
by properties in such locations. The majority of the apartment operators
consulted believe that there is enough demand in Edinburgh to absorb the
increase in supply; they acknowledge it to be a successful concept and one that
is, and will grow further in the city.
The average length of stay in serviced apartments were reported as being from
2 to 3 nights, with leisure guests staying for shorter periods (where this is
permitted) eg one night stays for the Rugby International rather than 2 or 3
nights. The longer stays experienced tended to be from the corporate market,
where there was also a tendency to see less ‘intense’ daily servicing requested.
It is suggested that the market in Edinburgh at present is seeing 1 and 2
bedroom apartments particularly heavily booked by those looking to save costs
and are seeking one bedroom apartments with sofa beds rather than booking 2
bedroomed units. The available stock tends to be 1 and 2 bedroom units and
there is some demand for larger apartments to accommodate families and
groups.
The apartment operators also reported an increase in returning visitors, and
some of the operators are particularly focusing on this to foster loyalty and
ensure the phenomenon continues.
xiv
Accommodation Audit
June 2012
Some also reported an increase in last-minute bookings, which they felt was a
recent change in the last 6 months to a year. It was noted that early on each
January in the past had always been the busiest time for bookings, however
this has been pushed further back now to the end of January / February and
there has been a large increase in last-minute bookings as people seek to
secure a bargain. That said popular apartments were reported as being booked
at least 2 months in advance.
An issues raised during the research was that the accommodation sector has
very little legislation, meaning that anyone can provide accommodation without
any knowledge or support of the industry. It was suggested that a code of
practice / standards / regulations should be introduced in order to ensure
visitors have an enjoyable stay in non-serviced accommodation, self-catering
and serviced apartments, as currently some visitors to the city have a bad
experience and therefore never return.
One respondent stated that the city ‘fathers’ should stop ‘building hotels’ and
examine the changing market and realise that the serviced apartment sector is
growing strongly and should be given greater focus. Others might claim that
the ‘serviced apartment’ growth like the limited service hotel is a ‘trojan horse’
that will ultimately lead to the demise or any further growth in the fully serviced
hotel sector - a point for debate and consideration when viewing the future of
Edinburgh or any city’s hotel sector and its viability.
Serviced Apartments Industry Overview
This section draws on information from The Apartment Service Worldwide
(TAS) and in particular its website www.apartmentservice.com and GSAIR
2009/10 and 2011/12.
Also known in the global lodgings sector as Extended Stay properties,
Corporate Housing or Apart-hotels, Serviced Apartments provide a solution to
short term or relocation accommodation needs in certain instances and leisure
markets in others. From the reports conducted by TAS the following conclusion
can be drawn. Serviced Apartments tend to be larger than hotel rooms but
equally tend to be less expensive. Fitted kitchens allow for savings on room
service and eating out.
xv
Accommodation Audit
June 2012
The benefits of serviced apartments versus hotels include:
Less costly by about 15%-30% than equivalent standard hotel rooms;
Larger floor footprints, complete with lounges and full-kitchens;
Fewer restrictions than hotel rooms making it more appealing / homelike for people on a temporary stay;
More space suggesting more ‘luxury’, lounges to relax or entertain and
kitchens for home-cooking that hotels and restaurants with rooms
cannot provide.
The serviced apartment concept has been around in the USA for just over 20
years but in just about every region outside the USA there has been, until
recently, little supply or apparent demand. Serviced apartments, mainly in the
form of Extended Stay Hotels, are now gaining ground in many countries eg
Australia, Singapore, Thailand, South Africa, Germany, Brazil, Dubai, France
and India. Edinburgh, alongside London has perhaps been an early leader in
the UK. (In Europe the French market via brands such as Citadine, etc have
been at the forefront of the growth).
The USA currently accounts for 77% of the world stock of such accommodation
and is still the fastest growing and a highly profitable sector of the US lodging
industry suggesting that good growth is also likely in all other global regions as
well. It is also significant that 86% of the world's serviced apartments are
operated by the top 15 players in the marketplace.
The top serviced apartment brands are, in general, operated by international
hotel chains keen to lower their operating costs and to reduce staff to guest
ratios. This has been achieved by adding a lounge and kitchen creating a more
spacious alternative and allowing the lowering or dispensing with costs
associated with restaurants or non-revenue generating lounge / circulation
areas.
Over the last thirty years there has been a worldwide trend of companies
internationalising their operations and spurring greater staff mobility resulting in
the requirement for many of them to stay away on longer business trips or on
temporary assignments. Expatriate populations have also grown strongly due
to growth in corporate relocations. The sector's agency specialists are
reporting that relocation assignments are getting more numerous and also the
volume of their short stay assignments are growing in numbers.
xvi
Accommodation Audit
June 2012
The Apartment Service, started in 1981, was one of the first companies to
create a global network of corporate serviced apartments, and today is the
largest European booking agent for serviced apartments.
The serviced apartments sector has taken a long time to carve a niche in the
business travel market for reasons of visibility, availability and bookability (lack
of access to the product). This has changed – now there is accessibility to
extended stay inventory via the global distribution systems (GDS) used by
travel management companies.
Business travel agencies are now being tasked with finding accommodation for
clients embarking on extended stays and long-term assignments. At the same
time, relocation agents are reporting a proliferation of shorter-term assignments,
which in their terminology, is anything less than a year. The six-month and
year-long stays are important tipping points in various parts of the world, as
they signal different taxation treatments by national governments.
Both ends of the temporary assignment market are therefore converging to
create greater demand for the same sort of product.
Corporate accommodation requirements are no longer solely about business
travellers staying in hotels. The sector now is increasingly encompassing
accommodation needs for short and long-term assignments, meetings, and
remote working.
xvii
Accommodation Audit
June 2012
APPENDIX IV
Projects in the Planning Process
Accommodation Audit
June 2012
APPENDIX IV – KEY PROJECTS IN THE PLANNING PROCESS - CONSENTS
Development
Address
Description
Rooms
Theakston Estates
Almond Avenue [site at]
new
350
Fyffes Group Ltd
Bankhead Way
The Fitzpatrick Design Collection
Baxter's Place, 1-5
new
100
Change of use
Best Western Bruntsfield Hotel
Bruntsfield Place, 69-74
Refurbishment
165
7
Change of use &
extension
157
Telereal Trillium
Clifton Terrace, 7-8
Private Individual
Cockburn Street, 20, 30
Change of use
22
Whiteburn Cowgate Ltd.
Cowgate [fire site]
new
221
Private Individual
Craigmillar Park, 3
Extension
8
Leisure 1 (Edinburgh) Ltd. & Leisure
1(Edinburgh Two) Ltd.
Dundee Street, 130
Change of use
171
Vinanian Developments
Eastfield Road, 8
new
168
Festivals Hotels Ltd
Ettrick Road, 13
Keasim Ltd.
Forrest Road, 12-16
LTSB (Fountainbridge1)
Leith Walk Developments
Private Individual
Hillside Crescent, 3
Change of use
5
Gregor Shore Ltd
India Buildings, 1, 2-3, 6
Change of use
34
Royal Highland Society of Scotland
Ingliston Road [RHS]
Capital Land (Holdings) Ltd
Jeffrey Street, 43
Lauriston Hotel Ltd
Lauriston Park, 1-3
Change of use
20
Caledonian Trust plc
London Road, 151
new
150
Private Individual
Marchhall Crescent, 14-16
part Change of use
-9
Edinburgh Minto Hotel
Minto Street, 16-18
Extension
23
Tiger Haymarket
Morrison Street, 189
new
245
Mountgrange
New Street, 5 [land adjacent to]
new
210
Carlton Hotel (Edinburgh)
North Bridge, 19
Refurbishment
21
North Bridge, 19
Refurbishment
6
North Bridge, 19
Extension
25
Forth Properties Ltd.
new
1102
Ocean Point Developments
new
250
Somerston Hotels
Ocean Drive, 101
Private Individual
Ocean Drive, 2 [land 40m NW of]
Brown Taylor Management
Picardy Place, 14b
EDC (Hotels) Ltd.
Picardy Place, 16-22
Barclay's Nominees
Princes Street / West Register Street
The Old Waverley Hotel Ltd.
Princes Street, 42-44
Raeburn House Hotel Ltd
Raeburn Place, 112
Preston Pans Trading Ltd
Rutland Square, 9
Private Individual
Salisbury Road, 43-45
Fraser Hamilton (Shrubhill) Ltd.
ext
9
Change of use
32 (beds)
Gilmore Park, Fountain Brewery
new
250
Haddington Place, 34b
new
304
new
Extension
126
Extension
24
new
135
Change of use
9
Extension
25
Change of use
138
Extension
12
Extension
50
Change of use
11
Extension
6
Shrub Place, 1
new
121
Silverfern (The Wharf) Ltd.
Shrub Place, 7
new
239
Henderson Global Investors
St. James Centre
new
200
Lorne Properties Ltd
Stafford Street, 20
Change of use
5
13
McLaren, Murdoch & Hamilton
West Coates, 2
Change of use &
Extension
Rutland Court Investments
West Coates, 7
Change of use
63
Waterfront Edinburgh Ltd.
West Harbour Road, 28
new
200
South Yorkshire Pensions Authority
Whitehill Road [land adjacent to]
Private Individual
York Place, 12
new
Change of use
12
xviii
Accommodation Audit
June 2012
KEY PROJECTS IN THE PLANNING PROCESS – AWAITING
DETERMINATION
Development
Address
Description
Rooms
Change of use &
Extension
179
TP Hotel (Edinburgh) Ltd.
Clifton Terrace, 7-8
SoCo (Edinburgh) Ltd.
Cowgate [land at]
new
259
Thistle (Edinburgh) Ltd
Ingliston Road, 101 [land 55m NE of]
new
75
Premier Inn Hotels Ltd.
Newhaven Place, 51-53
Extension
53
The Cairn Group
Princes Street, 24, 25
Change of use
9
Kingsford Estates
South St. Andrew Street, 1F1 9
Change of use
14
Royal London
St. Andrew Square, 19
Change of use
103
Heart of Midlothian FC
Tynecastle Terrace, 1
new
108
Private Individual
York Lane, 11-13
Extension
14
xix
Accommodation Audit
June 2012
APPENDIX V
Properties Apparently Ceased Trading
Accommodation Audit
June 2012
APPENDIX V - PROPERTIES APPARENTLY CEASED TRADING
Property Name
Agenda Hotel
Carlton Greens Hotel
Clarendon Hotel (formerly Maitland Town
House)
Rothesay Hotel
Adam Hotel
Addison Hotel
Bar Java Hotel
Botanic House Hotel
Dukes Of Windsor Street
Gillsland Hotel
Grange Hotel
Orwell Lodge Hotel
Afton Town House
Ardbeg Guest House
Argyll Townhouse
Belle Vue Guest House
Bellerose Guest House
Better Guest House (Edinburgh Guest
House)
Brodies Guest House
Davenport House
Eden Guest House
Edinburgh Brunswick Hotel
Ellwyn Hotel
Forthview Guest House
Fountainhall Guest House
Four Twenty Guest House
Galloway Guest House
Garden Flat Guest House
Glenerne Guest House
Glenorchy Guest House
Heatherlea Guest House
Joppa Rocks
Leamington Guest House
Maple Leaf Guest House
NBs (formerly Aarajura Guest House)
Primrose Guest House
Rosebery Hotel
Southdown Guest House
St Albans Lodge
Sylvern Guest House
11 Learmonth Terrace
12 Derby Street
13 Moat Street
14 Lennel Avenue
16 Lynedoch Place
17 Hope Park Terrace
18 Danube Street
21 Mayfield Road
22 Murrayfield Gardens
26 Duddingstone Avenue
27a Royal Terrace
28 London Street
37 Atholl Crescent Lane
4 St Marks Place
50 India Street
7 Danube Street
Abercromby House
Alan's Guest House
Albion
All New Meadows Festivals Rooms
Allens Anna Hill Villa
Arisaig
Type
Post Code
No of
Units
No of
Rooms
Sleeper
Total
Hotel
Hotel
EH12 8AT
EH7 5DD
1
1
28
26
56
52
Hotel
EH2 4RG
1
65
125
Hotel
Small Hotel
Small Hotel
Small Hotel
Small Hotel
Small Hotel
Small Hotel
Small Hotel
Small Hotel
Guest House
Guest House
Guest House
Guest House
Guest House
EH3 7SL
EH12 5EH
EH12 6AX
EH6 6RS
EH3 5QH
EH7 5LA
EH10 5BW
EH9 2EU
EH11 1NH
EH12 5EP
EH15 2HD
EH3 7SL
EH7 4JP
EH9 2BS
1
1
1
1
1
1
1
1
1
1
1
1
1
1
34
14
6
10
7
7
6
15
10
11
4
10
8
3
93
28
14
20
15
14
12
30
17
22
8
20
16
7
Guest House
EH1 3AZ
1
Guest House
Guest House
Guest House
Guest House
Guest House
Guest House
Guest House
Guest House
Guest House
Guest House
Guest House
Guest House
Guest House
Guest House
Guest House
Guest House
Guest House
Guest House
Guest House
Guest House
Guest House
Guest House
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
EH7 4JP
EH3 6QY
EH15 2PE
EH7 5JB
EH7 6TD
EH7 6TD
EH9 2LW
EH5 2AD
EH4 1PH
EH9 1SA
EH12 5JD
EH9 2DH
EH9 2AX
EH15 2HB
EH10 4JS
EH6 5AN
EH10 4PQ
EH3 9NU
EH12 5JY
EH16 5PS
EH9 2PA
EH9 1TQ
EH4 1PG
EH6 4SH
EH14 1PE
EH12 6DW
EH3 7PY
EH8 9LZ
EH4 1NT
EH9 2NQ
EH12 6DF
EH15 1SQ
EH7 5AH
EH3 6NA
EH3 8ET
EH15 2PY
EH3 6HD
EH4 1NN
EH3 6LB
EH9 1SW
EH12 8RP
EH8 9LZ
EH10 5ED
EH9 1VF
EH12 8LN
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
7
6
7
10
10
7
7
6
10
2
7
9
10
4
8
11
12
14
10
12
24
25
12
16
12
22
4
12
24
20
8
20
22
28
10
6
9
6
3
4
2
3
3
2
1
2
3
3
2
4
3
3
1
3
18
12
20
16
6
6
4
6
6
4
2
6
6
6
5
9
5
6
2
5
10
3
18
6
2
1
2
4
2
4
xx
Accommodation Audit
June 2012
Property Name
Borodale (Darlington Bed & Breakfast)
Bruntsfield Lodge
Cairns Bed & Breakfast
Cameron, The
Castle Street B&B
Catherine Parent B&B (Sabaudia)
Ceol-Na-Mara
Chaplins, The
Coaches Guest House, The
Corner House, The
Donmarie
Dunedin Private House
Edinburgh B&B
Edinburgh City B&B
Eildon Terrace Bed and Breakfast
Elliston
Ferrymount
Glenfarrer House
Hawthorne House
Hopebank
Hopetoun Guest House
Kingswood
Lindenlea
Meadowplace House
Melness House
Private Individual
Newmills House
Nova Hotel
Number 17
Oleanders Guest House
Pringle's Ingle
Raeburn House
Red Holme House Hotel
Red House, The
Slateford Green 'Rooms to Rent'
Stirling Road B&B
Stuarts, The
Sure and Stedfast
Terringlen B&B
The Greenhouse
Turret Town House
Ballantrae Apartments (Alexander
Graham Bell apt)
Ballantrae Apartments (Robert Louis
Stevenson apt)
Ballantrae Apartments (Robert Louis
Stevenson apt)
Ballantrae Apartments (Sir Walter Scott
apt)
Ballantrae Apartments (Sir Walter Scott
apt)
Ballantrae Apartments (William Wallace
apt)
Ballantrae Apartments (William Wallace
apt)
(3 Bedroom Lower Villa
1 Bedroom Apartment In New Town
(Ref.832) (?)
1/11 Portland Gardens
1/6 Powderhall Brae
10 Breadalbane Terrace
10 Saxe-Coburg Place
12 Boat Green
12 Lennox Street
12/36 Pilrig Heights
14 Dean Park Street (Ground Floor Left)
140 Rose Street, Flat 6
Type
Post Code
No of
Units
No of
Rooms
Sleeper
Total
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
Bed & Breakfast
EH9 1JU
EH10 4EL
EH4 8AP
EH7 4AY
EH2 3BG
EH7 4BU
EH8 7JQ
EH12 5EH
EH4 7NB
EH10 6EW
EH4 5JD
EH10 5DR
EH8 8HU
EH3 8AF
EH3 5LU
EH10 4LH
EH6 4NL
EH7 6SG
EH30 9LL
EH15 2PZ
EH9 2NG
EH3 5NZ
EH15 2PY
EH12 7TZ
EH12 5LB
EH10 5SZ
EH14 5AG
EH10 4EZ
EH4 1PG
EH4 2EQ
EH10 5HB
EH4 1HG
EH10 5EQ
EH10 6BE
EH14 1NE
EH5 3JA
EH3 9LN
EH15 1QY
EH4 2AX
EH10 4LD
EH15 3AY
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
3
4
2
13
3
2
6
1
3
3
2
5
2
4
6
11
4
26
7
4
6
2
6
6
4
12
4
11
3
3
4
5
3
2
3
3
3
9
2
4
12
3
3
2
8
19
1
1
4
3
3
3
6
4
6
6
11
6
5
6
6
6
18
3
7
24
6
6
4
16
35
2
2
6
6
6
7
14
Serviced Apartment
EH1 3EP
1
1
4
Serviced Apartment
EH1 3EP
1
2
6
Serviced Apartment
EH1 3EP
1
2
6
Serviced Apartment
EH1 3EP
1
1
4
Serviced Apartment
EH1 3EP
1
1
4
Serviced Apartment
EH1 3EP
1
2
6
Serviced Apartment
EH1 3EP
1
2
6
Self-catering
EH12 6NS
1
3
6
Self-catering
EH1 3SA
1
1
2
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
EH6 6NQ
EH7 4GD
EH11 2BW
EH3 5BR
EH3 5LH
EH4 1QA
EH6 5AB
EH4 1JP
EH2 3JD
1
1
1
1
1
1
1
1
1
1
2
3
1
1
4
2
1
2
2
4
5
4
2
8
4
2
4
xxi
Accommodation Audit
June 2012
Property Name
144 St Stephen Street (Ground Floor Left)
15 Blair Street
15 Clermiston Road
15 Randolph Crescent
16 Maryfield Place
18 Blair Street
18 Lynedoch Place
19 Western Harbour Way (Platinum Point)
19A, Fettes Row
1F2 17 Cheyne Street
1F2 79 Lothian Road
2 Campbell's Close
2 Northumberland Place
2/2 Lady Wynd
2/5 Tytler Court
20a Dean Terrace
20/8 Glen Street
22 Old Tolbooth Wynd
239/B1 Darly Road
239/G1 Darly Road
24/1 Drumsheugh Gardens
25 Boswall Terrace
25 Lower Granton Road
25 Royal Circus
29 Blair Street
2F1 (2fl)
2F2 47 Cumberland Street
3 Great King Street
3 Montgomery Street
3 Randolph Crescent
3/10 Loaning Mills
31 Stafford Street
33 Blair Street
34 Castle Street
35 Blair Street
35/7 Leith Street
35a Royal Terrace
3F2, 79 Lothian Road
4 Iona Street Lane
4 Tay Street
4/5 Dublin Street
404 Webster’s Land
42 Raeburn Place
45 Cumberland Street
5 Grosvenor Gardens
5 Inverleith Row
5/5 Tytler Court
54B Annandale Street Apartment
56/6 Timberbush ( 2fl)
59 Forrest Road
5b Grosvenor Gardens
6/10 Pilrig Heights (Atholl Brae - the
Harland)
6/3 East Parkside
6/4 Kingstables Road
60 Cumberland Street
62 St. John's Road
64a Great King Street
69 Broughton Street
69 Hopetoun Street
70 Hamilton Place
71A Dublin Street
8 (4) Old Tolbooth Wynd
8 Carlton Street
8/7Abercromby Place
82B Great King Street
85 Hanover Street (Top fl)
Type
Post Code
No of
Units
No of
Rooms
Sleeper
Total
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
EH3 5AA
EH1 1QR
EH12 6XG
EH3 7TT
EH7 5AU
EH1 1QR
EH3 7PY
EH6 4LX
EH3 6RH
EH4 1JA
EH3 9AW
EH8 8JJ
EH3 6LQ
EH1 2LH
EH8 8HJ
EH4 1NL
EH3 9JE
EH8 8EQ
EH11 2ES
EH11 2ES
EH3 7RN
EH5 2EE
EH5 3RT
EH3 6TL
EH1 1QR
EH3 6RT
EH3 6RA
EH3 6QW
EH7 5JU
EH3 7TH
EH7 6LL
EH3 7BJ
EH1 1QR
EH2 3DN
EH1 1QR
EH1 3AT
EH7 5AH
EH3 9AW
EH6 8S
EH11 1EA
EH1 3PP
EH1 2RX
EH4 1HL
EH3 6RA
EH12 5JU
EH3 5LP
EH8 8HJ
EH7 4AZ
EH6 6QH
EH1 2QP
EH12 5JU
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
14
1
1
1
1
2
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
2
2
2
1
2
2
2
1
1
4
2
2
2
2
1
1
2
3
2
1
1
1
3
33
1
3
3
3
6
2
4
3
2
1
1
2
4
3
3
2
1
4
2
2
1
2
3
3
1
1
2
4
5
4
4
3
4
6
2
2
10
4
6
4
6
4
2
8
8
7
2
2
2
6
97
2
6
8
8
16
4
8
4
8
2
4
6
8
5
6
4
2
7
3
4
2
6
7
8
3
2
Self-catering
EH7 4LF
1
2
5
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
EH16 5XJ
EH1 2JY
EH3 6RE
EH12 8AT
EH3 6QY
EH1 3RJ
EH7 4NG
EH3 5AZ
EH3 6NS
EH8 8EQ
EH4 1NJ
EH3 6LB
EH3 6QU
EH2 1EE
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
2
2
3
3
1
3
2
1
2
2
2
4
2
2
4
4
6
6
2
6
4
4
4
4
4
8
4
xxii
Accommodation Audit
June 2012
Property Name
9 Abercromby Place
9 Abercromby Place
9 Hopetoun Crescent
9 Summerside Place
9/16 Silvermills
9/2 Dalry Gait (1st fl)
9/2 Garscube Terrace (1st fl)
Abbey Lane Apartment
Abercorn Court
Abercromby Place (3rd fl)
Adam Drysdale Apartment
AEM Apartments
AEM Apartments
AEM Apartments
Airhouses
Albion Gardens
Ann Street Studio Flat
Annandale Street (2nd fl)
Apartment 5
Argyle Park Terrace
Arthurs Seat Apartments
Barony Place (Top Fl)
Basement Flat
Bathfield
Belford Mews
Belford Mews
Beltane Self-catering
Blackfriars Street - Napier University
Blandfield
Bonnington Road
Brandon Terrace
Bridge Apartment
Brougham Place
Broughton Street
Brunton Gardens
Brunton Place
Brunton Terrace
Bruntsfield Place
Bruntsfield Place 2nd Floor Flat
Buccleuch Street
Buckingham Terrace
Caledonian Apartments - Constitution
Street
Cambridge Street
Cameron Apartment
Carabay Ltd - Frederick Street Apartment
Carlton Street
Carlton Street
Carlton Terrace
Carlton Terrace (g fl)
Castle Wynd South 1st Floor Apartment
Causeway, The
Central Flats
Circus Lane
City Centre Apartment
City Living Apartments 2/1 & 2/4
Cityzen Apartments (Aitchison Apartment)
Cityzen Apartments (Castle View
Apartment)
Cityzen Apartments (Grassmarket
Apartment) Cordiner's Land
Cityzen Apartments (Meadows
Apartment)
Cityzen Apartments (Tollcross Apartment)
Claremont Apartment
Claremont Crescent
Claremont Crescent (G fl)
Type
Post Code
No of
Units
No of
Rooms
Sleeper
Total
Self-catering
EH3 6LB
1
1
2
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
EH7 4AU
EH6 4NT
EH3 5BF
EH11 2AU
EH12 6BW
EH8 8JH
EH8 7LP
EH3 6
EH3 9NQ
EH10 5JN
EH10 5JN
EH10 5JN
EH6 6BX
EH7 5NS
EH4 1PJ
EH7 4AW
EH11 2TL
EH9 1JY
EH8 9PF
EH3 6PB
EH3 5AZ
EH6 4ED
EH4 3BT
EH4 3BT
EH7 5JR
EH1 1NB
EH7 4QJ
EH6 5JF
EH3 5DZ
EH1 1LL
EH3 9JX
EH1 3JU
EH7 5ET
EH7 5EY
EH7 5EH
EH10 4DY
EH10 4EQ
EH8 9
EH4 3AF
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
3
2
1
2
3
2
2
2
2
2
2
3
2
3
1
4
2
4
6
5
4
4
8
4
4
4
4
5
5
6
4
4
2
7
4
10
1
1
1
1
1
1
7
1
1
1
1
1
1
1
1
1
1
1
1
1
1
2
2
1
2
4
14
2
1
2
2
2
4
4
2
2
2
1
1
1
2
4
4
2
6
8
26
4
2
4
4
5
8
6
6
4
5
2
2
2
Self-catering
EH6 7AD
1
3
8
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
EH1 2DY
EH16 5XX
EH2 1LH
EH4 1NJ
EH4 1NJ
EH7 5DD
EH7 5DD
EH1 2JT
EH15 3PZ
EH3 6PP
EH3 6SU
EH1 2RU
EH1 3HY
EH1 2LB
1
1
1
1
1
1
1
1
1
2
1
1
2
1
3
2
3
3
3
2
2
2
1
1
2
1
4
2
8
4
6
5
6
4
4
4
2
2
4
2
4
4
Self-catering
EH1 2HP
1
2
4
Self-catering
EH1 2LF
1
3
6
Self-catering
EH3 9HP
1
4
8
Self-catering
Self-catering
Self-catering
Self-catering
EH3 9JY
EH7 4HU
EH7 4HX
EH7 4HX
1
1
1
1
2
2
2
1
4
4
4
2
xxiii
Accommodation Audit
June 2012
Property Name
Clarence Street Apartment 3F3
Cockburn Street
Colinton Road Garden Flat
College House
Cornwall Street
Cornwall Street (3rd fl)
Cowgatehead / Candlemaker Row
Crewe Road Flat
Cumberland Street Flat
Dalry Gait Penthouse (4th fl)
Dalry Gait Penthouse (4th fl)
Dalry Gait, (Ground fl)
Dalry Rest
Dalry Road Apartments (Dalry Retreat)
Dean Path 1st Floor Flat
Dean Village
Dickson Street 3rd Floor Flat
Donachie
Doune Terrace
Dublin Street
Earl Grey Court Apartment
East Claremont Street
East Claremont Street
East Claremont Street (2nd fl)
East Claremont Street (3rd fl)
East Fountainbridge
East London Street
Easter Road
Edina Street
Edinburgh Apartments City Central Abbeyhill Crescent Apartment
Edinburgh City Apartment
Edinburgh Hillview
Edlets Large Central Apts
Elder Street
Elm Place
Eton Terrace
Eyre Place
Fairways Self-catering Apartments
Fauldburn Park
Ferry Road
Festivals City Studios (Britannia Quay)
Festivals City Studios
Festivals City Studios
Festivals City Studios (Upper Bow)
Fingal Place
Flat 10/2
Flat 10/6
Flat 1F
Flat 1f1
Flat 2f2
Flat 3
Flat 3 ( - dup)
Flat 3f1
Flat 5
Flat 55/2
Flat 6
Flat 6
Flat 6
Flat 9, 4 Advocates Close
Forth View
Fowler Terrace
Gilmour Road
Gladstone Terrace
Type
Post Code
No of
Units
No of
Rooms
Sleeper
Total
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
EH5 3AF
EH1 1BS
EH14 1AT
EH7 6TF
EH1 2EQ
EH1 2EQ
EH1 2QE
EH5 2PF
EH3 6SA
EH11 2AU
EH11 2AU
EH11 2AU
EH11 2JG
EH11 2ES
EH11 2ES
EH11 2ES
EH4 3AY
EH4 3BG
EH6 8
EH12 8AT
EH3 6DY
EH3 6NS
EH3 9BH
EH7 4JZ
EH7 4JR
EH7 4JR
EH7 4JR
EH3 9BH
EH7 4BH
EH7
EH7 5PN
1
1
1
1
1
1
1
1
1
1
1
1
2
1
1
1
1
1
1
2
1
1
1
1
1
1
1
1
1
1
1
1
1
1
3
3
4
1
4
1
2
2
2
5
1
1
3
2
1
2
3
2
2
2
1
2
4
4
2
2
7
2
2
4
2
6
6
8
2
7
4
5
5
4
20
4
4
10
4
2
4
6
4
4
4
2
5
8
8
4
5
7
6
Self-catering
EH8 8DZ
1
1
3
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
EH7 4JR
EH12 8QW
EH12 5AL
EH1 3DX
EH6 8AL
EH4 1QE
EH3 5EX
EH12 7DF
EH12 8YN
EH6 4PQ
EH6 1NQ
EH1 2AS
EH1 2AS
EH1 2JN
EH9 1JX
EH7 4AU
EH7 4AU
EH1 2EQ
EH12 5NR
EH12 5NR
EH11 1PT
EH8 8EQ
EH12 5NR
EH3 8DT
EH7 4NG
EH3 8DT
EH3 8AG
EH3 8AG
EH1 1PS
EH4 4TE
EH11 1BZ
EH16 5NF
EH9 1LU
1
1
4
4
7
8
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
2
2
3
2
2
1
3
2
1
1
1
3
3
3
2
3
3
2
3
3
2
2
2
3
3
1
2
1
1
2
4
5
6
4
4
2
6
4
2
2
2
5
6
6
4
6
6
4
6
6
4
4
4
6
6
2
4
2
2
4
xxiv
Accommodation Audit
June 2012
Property Name
Glen House Apartments
Glencairn Cresent
Gloucester Lane
Grange Flat (Findhorn)
Grange Flat (Fountainhall)
Grange Flat (Sciennes)
Grange Road
Granville Terrace Drawing Room
Apartment
Grove Street Houses 1&2 (2nd floor)
Haddington Place
Heriot Row (1st / 2nd fl)
Heriot Row (Gdn fl)
Hopetoun Crescent
Hopetoun Crescent (2nd fl)
India Street
James Court
James Craig Walk
James Craig Walk
James Square Apartment (Ground Floor)
James Square Ground Floor
Kings Apartments - Self-catering
Lauriston Place
Lawnmarket Royal Mile Apartment - - dup
Leith Walk
Lennox Street Lane
Leopold Place
Livingstone Place
Lochend Road
London Street
Lothian House Apartment (Apt 34)
Lothian Road
Lothian Road
Lower Gilmore Place (over 2 floors)
Marchmont Crescent
Marchmont Road (2nd fl)
Marchmont Street
Mayfield Gardens
Meadowbank Flat
Meadows Flat
Meadows, The
Merchiston Apartment
Merchiston Crescent (Main door
apartment)
Merchiston Crescent 3rd Floor Flat
Mertoun Place
Mertoun Place
Mews, The
Montague Street
Montague Street
Morrison Circus
Morrison Circus
Morrison Street
Morton Hall Road
Muirston Crescent
Murrayfield Apartment
New Town Apartment
No 1 Roseburn Place
North Castle Street
North Junction Street
Type
Post Code
No of
Units
No of
Rooms
Sleeper
Total
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
EH3 9JB
EH3 9JB
EH3 9JB
EH3 9JB
EH3 9JB
EH3 9JB
EH3 9JB
EH3 9JB
EH12 5BS
EH3 6ED
EH9 2NW
EH9 2NN
EH9 1NH
EH9 1UH
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
2
2
2
2
2
2
2
2
3
2
5
2
2
2
4
4
4
5
5
5
4
5
6
4
7
Self-catering
EH10 4PQ
1
1
2
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
EH3 8AA
EH7 4AG
EH3 6
EH3 6ES
EH7 4AY
EH7 4AY
EH3 6EX
EH1 2PB
EH1 3BA
EH1 3BA
EH11 2AT
EH11 2AT
EH3 9LR
EH3 9HX
EH1 2PQ
EH6 8NY
EH4 1PZ
EH7 5LB
EH9 1PA
EH6 8BX
EH3 6LY
EH3 9BG
EH3 9BE
EH3
EH3 9NY
EH9 1HE
EH9 1HZ
EH9 1EJ
EH9 2BZ
EH8 7AR
EH8 9NB
EH9 1PB
EH10 4NG
2
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
2
2
3
2
2
2
2
2
1
5
2
1
2
2
2
1
2
2
1
1
5
1
4
2
6
2
4
2
2
1
2
3
3
4
3
5
4
5
4
3
6
1
5
4
2
4
4
4
3
4
4
2
4
9
4
8
4
7
4
8
5
3
2
4
6
4
Self-catering
EH10 5AH
1
2
5
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
EH10 5AH
EH11 1JX
EH11 1JX
EH3 6LH
EH8 9QU
EH8 9QS
EH3 8DW
EH3 8DX
EH3 8EB
EH9 2HW
EH11 2LL
EH12 6AU
EH3 6SA
EH12 5NP
EH2 3BN
EH6 6HR
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
2
2
2
3
3
4
1
2
3
2
1
2
1
2
2
2
4
5
6
5
6
8
3
4
6
4
4
4
2
4
4
4
xxv
Accommodation Audit
June 2012
Property Name
Northumberland Street
Number 1
Number Seven
Ocean Apartment
Ocean Drive
Old Town Apartment
Orchard Brae Gardens
Panmure Place
Parliament Square 1st Floor Apartment
Parliament Square 2nd Floor Apartment
Pembroke Place
Pilrig Street 2nd Floor Flat
Platinum Point
Polwarth Grove
Portland Gardens
Portobello Cottage
Portsburgh Square
Princes Apartment
Princes Gardens Apartment
Print Works
Raeburn Mews
Rankeillor Road
Ref 1595
Ref 1905
Ref 1991
Riddles Court
Riverview
Robertson's Close
Rose Street Flat, The
Roseburn Maltings
Roseburn Maltings 3rd Floor Flat
Roseneath Terrace
Rosetta House
Rossie Place
Royal Circus (gdn fl)
Royal Scots Mews At The Royal Scots
Club
Sandport Apartment
Sciennes Gardens
Scotland Street 1st Floor Flat
Shandon Apartment (2fl)
Sloan Street
Spottiswoode Street
St Albans Road
St Davids Place (Edinburgh Holiday Lets)
St Stephen Street
St Stephen Street
St Stephen Street (Gdn fl)
Stable Cottage
Stanhope Street (G fl)
Stillhouse Apartment
Stockbridge Mews
Studio Flat
Summerhall Place
Summerside Place
Talaidh
Tarvit Street
Telford Road
The Pleasance
Thirlestane Road
Thirlstane Road
Thirlstane Road
Thirlstane Road
Thirlstane Road ? Lauriston
Thistle Street
Timberbush The Shore (dplex)
Torphichen Street Apartment
Type
Post Code
No of
Units
No of
Rooms
Sleeper
Total
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
EH3 6JD
EH6 6TJ
EH6 7QR
EH6 6LS
EH6 6JZ
EH8 8BH
EH4 2HQ
EH3 9JJ
EH1 1RF
EH1 1RF
EH12 5HX
EH6 5AQ
EH6 6PA
EH11 1LY
EH6 6NY
EH15 2AX
EH1 2JB
EH10 7EP
EH2 2EY
EH11 1QS
EH4 1RG
EH8 9HZ
EH8 9
EH8 9SQ
EH9 1
EH1 2PQ
EH4 3AY
EH1 1LY
EH2 3DT
EH12 5LL
EH12 5LL
EH9 1JS
EH3 5PR
EH7 5SE
EH3 6TL
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
3
1
1
3
1
2
1
2
2
3
3
2
2
2
3
2
5
2
2
1
2
1
1
2
5
3
1
3
2
1
2
1
3
2
2
12
2
3
6
2
4
4
4
4
6
7
4
4
4
5
4
10
4
4
2
7
5
2
4
8
6
2
6
4
2
4
2
6
4
5
30
5
6
Self-catering
EH3 6QE
1
2
6
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
EH6 6PL
EH9 1NR
EH3 6PY
EH11 1AH
EH6 8RQ
EH9 1EP
EH9 2LT
EH3 8AQ
EH3 5AQ
EH3 5AQ
EH3 5AH
EH14 7JL
EH12 5JB
EH11 2TP
EH4 1RG
EH4 1PX
EH9 1QE
EH6 4PA
EH8 8JJ
EH3 9JY
EH4 2SB
EH7 5EX
EH9 1AL
EH9 1AS
EH9 1AS
EH9 1AW
EH9 1AS
EH2 1DY
EH6 6QH
EH3 8HX
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
2
1
2
2
3
6
4
2
2
2
2
2
2
1
1
1
3
1
2
2
5
1
5
2
4
5
4
2
3
2
4
3
4
4
5
12
8
5
4
6
4
4
4
4
2
2
7
6
4
4
14
3
7
4
8
8
7
4
6
11
xxvi
Accommodation Audit
June 2012
Property Name
Tower House
Union Street
Vacation Edinburgh Self-catering Cottage
Valleyfield
Viewforth
Warrender Park Crescent
Warrender Park Crescent
Water of Leith Apartment
Watson Crescent
Webster's Land
West Cross Causeway
West End Ground Floor Flat
West Tollcross Flats - Napier University
Wester Coates Apartment (g fl)
White Horse Close (top fl)
Willowbrae Road Penthouse
Woodside Cottage
Bruntsfield Youth Hostel
Bus Station Backpackers Edinburgh
Hostel
Eglinton Youth Hostel
Globetrotter Inn - Crammond Foreshore
Kinnaird Christian Hostel
Ocean Hostel
Palmerston Lodge (subject of Hotel PP)
'The Hostel' at the West End
Type
Post Code
No of
Units
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Self-catering
Hostel
EH6 7BX
EH1 3LU
EH17 8RH
EH3 9LS
EH10 4JF
EH9 1EA
EH9 1DX
EH6 6QB
EH11 1ER
EH1 2RX
EH8 9JW
EH12 5BT
EH3 9QN
EH12 5LT
EH8 8BU
EH8 7NG
EH15 2JB
EH10 4EZ
1
1
2
1
1
1
1
1
1
1
1
56
1
1
1
1
1
Hostel
EH3 6NN
1
Hostel
Hostel
Hostel
Hostel
Hostel
Hostel
EH12 5DD
EH4 5EP
EH3 7AF
EH6 7BG
EH12 5AP
EH12 5
1
1
1
1
1
1
No of
Rooms
Sleeper
Total
3
2
3
4
5
6
1
1
1
1
2
269
2
2
3
4
21
6
4
8
7
5
8
4
2
2
2
4
269
5
6
6
8
126
23
64
150
380
85
70
100
98
8
22
10
Source: TRC
xxvii
Accommodation Audit
June 2012
APPENDIX VI
Websites Reviewed
Accommodation Audit
June 2012
APPENDIX VI - MAIN WEBSITES REVIEWED*
www.aboutscotland.com/edin
www.advocates-apartments.com
www.aflatintown.com
www.apts-edinburgh.co.uk
www.budgetscot.com/edinburgh/allareas/all/ind/page1
www.centraledinburghhotels.co.uk
www.couchsurfing.org
www.crashpadder.com/
www.dickins.co.uk
www.edfringe.com
www.edfringe.com/participants/accommodation
www.edinburgh.gumtree.com
www.edinburghaccommodationindex.co.uk
www.edinburghapartments.co.uk
www.edinburghbedandbreakfast.com/
www.edinburghcastle.biz
www.edinburghcastle.biz/self_catering.htm
www.edinburghFestivals.net
www.edinburghFestivalsrentals.com
www.edinburgh-flats.com
www.edinburghguide.com
www.edinburgh-holiday-accommodation.co.uk
www.edinburghhostels.com
www.edinburgh-newtown.com
www.edlets.com
www.ekeout.com/self-catering-edinburgh.htm
www.Festivalsapartments.com/edinburghapartments.php
www.Festivalsflats.net
www.graylinescotland.com/links/edinburgh-guesthouses.html
www.greatbase.co.uk
www.guesthousesinedinburgh.co.uk
Note: *This list is not comprehensive.
www.holidayhomesgroup.co.uk/Scotland/selfcatering-edinburgh.html
www.hostelbooker.com
www.graylinescotland.com/links/edinburgh-guesthouses.html
www.greatbase.co.uk
www.guesthousesinedinburgh.co.uk
www.holidayhomesgroup.co.uk/Scotland/selfcatering-edinburgh.html
www.hostelbooker.com
www.hostels.com
www.hostels247.com
www.hostelworld.com
www.innnercitylets.com
www.intervac.co.uk
www.letinedinburgh.co.uk/Festivals_2012
www.mackays-self-catering.co.uk
www.nts.org.uk
www.phoenixapartmentsedinburgh.com/
www.roomsinedinburgh.com
www.scottishaccommodationindex.com/accommoda
tion_edinburgh
www.scottishapartment.com
www.servicedapartments.co.uk/edinburgh/
www.servicedcitypads.com/Edinburgh-ServicedApartments/
www.silverdoor.co.uk
www.spareroom.co.uk
www.stayedinburgh.com
www.stayedinburghcity.co.uk
www.stayinedinburgh.net
www.theedinburghaddress.com
www.the-edinburgh-apartment.com
www.themewscompany.com
www.unique-edinburgh.com/list.html
www.vivat-trust.org
xxviii
Accommodation Audit
June 2012
APPENDIX VII
Operator Survey Questionnaire Example
Accommodation Audit
June 2012
APPENDIX VII
xxix
Accommodation Audit
June 2012
xxx
Accommodation Audit
June 2012
xxxi
Accommodation Audit
June 2012
xxxii
Accommodation Audit
June 2012
APPENDIX VIII
Occupancy Data (VisitScotland & TNS)
Accommodation Audit
June 2012
APPENDIX VIII - OCCUPANCY DATA (VISITSCOTLAND & TNS)
HOTEL BEDROOM ROOM OCCUPANCY
January
February
March
April
May
June
July
August
September
October
November
December
Annual Average
Scottish Annual Average
2002
48
63
67
65
74
81
83
89
79
77
71
58
71
60
January
February
March
April
May
June
July
August
September
October
November
December
Annual Average
2002
28
40
49
52
63
71
78
84
68
59
51
40
57
44
2003
50
61
64
68
76
82
80
89
87
80
73
62
73
61
2004
53
66
70
74
78
83
85
86
85
80
73
64
75
61
2005
52
64
71
70
81
86
81
89
85
80
76
64
75
63
2006
56
68
71
72
82
86
83
89
87
76
72
64
76
63
2007
55
68
69
72
82
87
85
89
87
77
72
64
75
65
2008
53
65
68
69
78
82
80
88
84
77
71
61
73
64
2009
53
66
68
74
79
83
84
89
85
77
72
64
75
64
2010
51
67
70
70
84
88
89
90
90
83
71
53
76
63
2011
55
67
70
80
85
91
89
91
89
80
70
64
78
2009
15
43
41
53
64
70
72
90
61
34
32
29
52
48
2010
28
39
32
45
58
62
76
90
65
55
37
n/a
52
46
2011
14
27
36
36
50
68
58
87
62
37
21
n/a
45
GUEST HOUSE / B&B BEDROOM ROOM OCCUPANCY
2003
27
38
44
53
61
68
74
87
67
48
38
36
54
45
2004
22
39
42
54
63
68
72
87
68
54
45
38
55
46
2005
21
37
46
45
61
65
77
86
65
49
43
41
54
47
2006
32
43
41
54
54
72
69
88
66
51
42
37
54
46
2007
26
34
41
53
66
68
74
87
72
54
53
48
57
47
2008
28
32
46
35
54
61
63
80
67
60
39
21
50
46
xxxiii
Accommodation Audit
June 2012
Source: VisitScotland / TNS
SELF-CATERING BEDROOM ROOM OCCUPANCY
January
February
March
April
May
June
July
August
September
October
November
December
Annual Average
2002
28
44
41
54
56
69
66
89
64
62
44
44
56
51
2003
39
50
39
52
50
49
60
79
55
57
35
45
52
53
2004
31
45
42
61
52
62
69
90
57
62
47
47
56
52
2005
51
48
74
64
65
74
79
91
71
71
65
63
67
55
2006
50
59
54
69
56
70
84
90
71
75
62
55
67
55
2007
46
58
65
57
72
74
81
91
69
82
46
58
66
54
2008
34
37
49
55
60
62
59
80
52
51
52
45
54
52
2009
51
53
45
48
65
56
61
88
51
52
59
52
58
52
2010
50
66
71
74
78
83
82
91
80
76
73
60
74
51
2011
44
51
41
52
49
68
58
89
59
58
48
48
55
46
HOSTEL / BOTHY BEDROOM ROOM OCCUPANCY
2002
2003
2004
2005
2006
January
31
32
29
26
25
February
43
46
38
39
39
March
63
46
50
62
50
April
60
69
67
56
62
May
69
64
68
71
65
June
77
77
77
71
72
July
57
55
80
83
80
August
86
85
88
88
86
September
71
70
73
79
69
October
63
53
61
62
58
November
47
34
40
35
39
December
45
38
40
35
39
Annual Average
56
58
60
59
57
51
46
46
47
44
Note: Hostel / bothy occupancy applies to VisitScotland’s area ‘City / Large Town’.
2007
28
44
49
61
71
73
74
85
71
63
39
38
58
44
2008
29
46
56
62
68
72
74
83
71
60
42
38
59
45
2009
31
41
49
61
68
67
73
84
68
58
31
32
56
45
2010
2011
25
27
41
37
48
42
58
59
67
49
65
64
71
69
80
77
69
68
55
51
25
37
29
29
53
42
Source: VisitScotland /
TNS
xxxiv
Accommodation Audit
June 2012
CAMPING / CARAVANNING BEDROOM ROOM OCCUPANCY
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
January
February
March
April
10
16
21
17
34
25
26
39
24
34
May
17
17
25
25
33
34
47
38
37
40
June
28
22
31
32
45
42
48
37
58
58
July
44
40
52
66
69
70
69
67
61
69
August
41
67
60
63
71
77
77
68
72
73
September
20
25
22
25
32
45
50
33
44
26
24
42
27
27
27
October
November
December
Annual Average
25
30
31
38
46
46
49
45
32
34
36
40
45
46
45
45
Note: Camping / Caravanning occupancy applies to VisitScotland’s area ‘Central Belt’ from 2002-2007 and ‘Edinburgh East
Central’ from 2008.
48
47
Source: VisitScotland /
TNS
xxxv
Accommodation Audit
June 2012
APPENDIX IX
VisitScotland Accommodation Categories
36
Accommodation Audit
June 2012
APPENDIX IX - VISITSCOTLAND ACCOMMODATION CATEGORIES
Hotel
A hotel will normally have a minimum of 20 letting bedrooms, of which the majority will have
en suite or private facilities. A hotel will normally have a drinks licence (may be a restricted
licence) and will serve breakfast, dinner and normally lunch.
Small Hotel
A small hotel will normally have a maximum of 20 letting bedrooms and a minimum of six.
The majority of the bedrooms will have en suite or private facilities. A small hotel will have a
drinks licence (may be a restricted licence) and will serve breakfast, dinner and normally
lunch. It will usually be run by the owner(s) and will reflect their style and personal input.
Country House Hotel
A country house hotel with ample grounds or gardens, in a rural or semi-rural situation with an
emphasis on peace and quiet.
Town House Hotel
High quality town / city centre properties of individual and distinctive style with a maximum of
50 rooms and a high staff-to-guest ratio. Public areas may be limited. Possibly no dinner
served but room service available instead.
Metro Hotel
A town / city hotel providing full hotel services with the exception of dinner. Within easy
walking distance of a range of places to eat.
Guest House
A guest house is usually a commercial business and will normally have a minimum of four
letting bedrooms, of which some will have en suite or private facilities. Breakfast will be
available and evening meals may be provided.
Bed and Breakfast (B&B)
Accommodation offering bed and breakfast (B&B) is usually in a private house. A B&B will
normally accommodate no more than six guests and may or may not serve an evening meal.
Inn
Bed and breakfast accommodation provided within a traditional inn or pub environment. A
restaurant and bar will be open to non-residents and will provide restaurant or bar food at
lunchtime and in the evening.
Lodge
Primarily purpose-built overnight accommodation often situated close to a major road or in a
City Centre. Reception hours may be restricted and payment may be required on check in.
There may be associated restaurant facilities.
Budget Hotel
Budget Hotels are always part of a large ‘branded’ hotel group and offer clean and
comfortable en suite facilities, 24-hour reservations and a consistent level of facilities.
In a Restaurant with Rooms, the restaurant is the most significant part of the business. It is
usually open to non-residents. Accommodation is available and breakfast is usually provided.
Campus
Campus accommodation is provided by Colleges and Universities for their students and is
made available – with meals – for individuals, families or groups at certain times of the year.
These typically include the main summer holiday period as well as Easter and Christmas.
Self-Catering
A house, cottage, apartment, chalet or similar accommodation, which is let normally on a
weekly basis, though shorter stays, may be available where facilities are provided to cater for
yourselves.
xxxvi
Accommodation Audit
June 2012
Serviced Apartments
Essentially self-catering apartments where services such as cleaning are available. Meals
and drinks may also be available, either to each apartment or in a restaurant and / or bar on
site.
Hostel
Backpackers style accommodation provided by a private operator or non-profit making
membership organisation. Normally let on a self-catering nightly basis where accommodation
will often, but not exclusively, be in shared rooms. Larger hostels may also provide full
catering or other extended services and facilities.
Holiday Park
A park which offers holiday homes and most likely touring and camping pitches.
Touring Park
A park which offers touring pitches and may offer camping pitches.
Exclusive Use Venue
Recently introduced category for venues of 4 and 5 Star quality where full service is offered
on an exclusive use basis.
Also in use:
Backpackers
Very similar in style to a hostel, but may be run on less formal lines, such as 24-hour access.
They are often more appropriate for longer term independent travellers and the younger end
of the market and they tend not to take family groups.
Group Accommodation
Star-rated accommodation often in shared rooms with bunk beds.
bookings only accepted. May be fully serviced or self-catering.
Predominantly group
Activity Accommodation
Star-rated accommodation normally provided on a group basis. The establishment will also
offer fully certified or licensed activities.
Bunkhouse
Rural accommodation which can be booked by groups or individuals. Services and facilities
may be limited but will include a self-catering facility. Bunkhouses are not Star rated but will
meet or exceed minimum standards for cleanliness, maintenance and quality.
Bods, Bothies and Camping Barns
Simple, overnight accommodation, usually in remote or rural locations where facilities and
services may be limited.
Caravan Holiday Homes
Individual caravan holiday homes are not Star rated but will meet or exceed minimum
standards for cleanliness, maintenance and facilities.
Thistle Caravan Holiday Homes
The Thistle award (see above) recognises a high standard of caravan holiday home based on
a 4 Star or 5 Star park.
xxxvii

city of edinburgh tourism accommodation audit

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