Napier waterfront motel for sale

5:00 AM Saturday October 29, 2016 True Commercial

Rooms at the Edgewater Motor Lodge on Marine Parade have wide sea views .

The 20-room Edgewater Motor Lodge, on Marine Parade, has wide sea views, private decks and spacious outdoor areas.

It also has one of the longest lease contracts of any commercial accommodation provider in Napier — running through until 2040.

The 1413sq m freehold rectangular site has an exceptional wide frontage to the sea, plus 1265sq m of two-storey building, situated just 250m from Napier’s commercial and retail hub.

The property — zoned Fringe Commercial and with a New Building Standards earthquake rating of 75 per cent — also has a two-bedroom owner/manager’s residence.

The Edgewater Motor Lodge was built in the mid-1980s and since then has undergone a number of refurbishments — the last in 2014-15 which raised the property to a four-and-a-half star Qualmark rating.

The accommodation operators leasing the premises have been running Edgewater Motor Lodge since 2007 and have signed a tenancy rental agreement for at least another 24 years. The lease generates an annual return of $225,750.

The Edgewater Motor Lodge land and buildings are being jointly marketed for sale at auction in Auckland on November 30, by Bayleys Auckland salesperson Paul Dixon, and Bayleys Napier salesperson Sam MacDonald.

The property, at 359 Marine Parade, has a Napier City Council rating valuation of $2,390,000 and features in Bayleys’ latest Total Property magazine out this week.

Dixon says with Hawke’s Bay’s in-bound tourism numbers at an all-time peak and the accommodation business and brand in a strong market position, the owners are making of the most of the opportunity to sell up their asset in a buoyant market.

Latest data from Statistics New Zealand shows international tourists are coming to Hawke’s Bay in record numbers — 278,455 visitors for the 2015 calendar year, up 16.1 per cent on 2014. Domestic guest nights rose 4.6 per cent to 751,658.

The data also showed the average length of stay for guests in Hawke’s Bay rose from 2.13 nights in 2014 to 2.21 nights in 2015.

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The Edgewater Motor Lodge comes with a lease until 2040.

The seaward-facing building housing Edgewater Motor Lodge is constructed of reinforced masonry, with timber framing upstairs. Lateral bracing is provided in both directions by reinforced masonry shear walls.

Additional operating infrastructure includes off-street sealed parking for 21 cars, an outdoor plunge pool, guest laundry, and barbecue courtyard.

The guest rooms are configured in a range of studio, one and two-bedroom arrangements.

Dixon says the co-operative professional relationship between the landlord/owner and the motel’s business operator has ensured a regular and comprehensive maintenance of both the buildings and the landscaped exterior periphery.

“This maintenance schedule has not only extended the longevity of the property assets, but has also enabled Edgewater Motor Lodge to sustain above market-average nightly room rates,” he says. “This in turn has enabled the Edgewater Motor Lodge business to easily meet its leasing commitments.”

Dixon says with 24 years left to run on the existing motel lease, the 359 Marine Parade property offers both a long-term investment or development opportunity.

“If Hawke’s Bay’s visitor numbers keep growing along current trajectory levels, the region’s tourism sector will be vastly different from its current picture.

"Most likely there will be demand for even more room capacity — particularly four and five-star branded accommodation providers operating out of CBD and CBD-fringe locations,” he says.

“Currently properties meeting that requirement are few — with the likes of the Scenic Hotel Te Pania, the Art Deco Masonic Hotel, and Edgewater top of the list.

“That dynamic underpins the long-term viability of Edgewater Motor Lodge in its current format, and for potential vertical development of the property after 2040 which could, subject to council consent, add more rooms on higher levels.”