Rda. de Sant Pere Apt: Principal

Barcelona, Cataluña 08010

Spain

Hotel Boutique Bed & Breakfast Deluxe

Exclusive residential property in the center of Barcelona, with license for hotel activity,
operated as a Bed & Breakfast and Boutique Hotel.

This dossier includes the following sections:
- DESCRIPTION
- PROPERTY VALUE
- INVESTMENT & UNIQUE OPPORTUNITY
- PROFITABILITY
- LOCATION
- FLOOR PLANS & PHOTOGRAPHY
- ENERGY CERTIFICATE

Description
The Hotel Boutique Bed & Breakfast Deluxe is an accommodation located in the center of Barcelona, in the Dreta de l'Eixample, close to Urquinaona, five minutes walking from Plaza Catalunya.
It is an exclusive residential property with a hotel license that in recent years has been exploited as a Boutique Hotel and Bed & Breakfast, under a management fee contract with an operator.
This property is the result of the unification of two residential floors (main, door 2A and 2B) and covers a total of 286 m2, plus 14 m2 of common areas.
It has a maximum capacity for 14 / 15 people distributed in seven rooms with a full bathroom in each of them. All the rooms are different, elegant and charming, and some preserve the original ceilings with recently restored 19th century paintings.
Each room is equipped with everything necessary for

Each room is equipped with everything you need for a comfortable and relaxing stay.

- Individual air conditioning with thermostat

- Double bed (150 cm or 180 cm) or two single beds (90 cm)

- 100% Egyptian cotton bed linens

- Writing desk, reading lamps, 32" flat-screen TV

- Minibar, safe, telephone

- Bathroom with rain shower, hairdryer, bathrobe and slippers, toiletries

- Parquet floors

At the same time, the property has several high quality common areas:

Reception, kitchen for breakfast preparation, a lounge-dining room and a reading and relaxation area with sofas. It also has a recently renovated terrace overlooking a quiet inner courtyard typical of this Barcelona neighbourhood.

The property also has all the necessary services and installations for its correct functioning: cold water supply directly from the mains through a water softener, hot water through a tank and boiler, air conditioning and heating system through ducts, electricity, gas and telephone line with internet.

The condition of the property is in very good condition, ready in every detail to resume the hotel business.

Value of the property

The price includes the property, the licence for tourist activity and the hotel business with all the assets and elements that make it up.

Investment & Unique Opportunity

The Bed & Breakfast Deluxe Boutique Hotel represents a unique and singular opportunity for investors in the hotel sector, due to the scarcity of assets that meet the peculiarities of this property:

- Consolidated and very central location, next to Plaza Cataluña, the nerve centre of the city of Barcelona.

- Property licensed for hotel activity in Zone 1 of Barcelona City Council's PEUAT Plan.

- Stable operations with great capacity to generate liquidity.

- Stabilised occupancy throughout the year, with rates ranging from

150/night in low season to 300/night in high season.

- Very good positioning and excellent reputation on online platforms:

- TripAdvisor: score of 4.5 out of 5, based on more than 600 verified reviews.

- Booking: score of 9.3 out of 10, based on over 400 verified reviews.

- Kayak: 9.1 out of 10, based on over 1,100 verified reviews.

Guests highlight the central location of the establishment, and the intimate and elegant atmosphere of the hotel with only seven rooms and artistic details.

- Condition of the property in very good condition, ready in every detail to resume the hotel business.

- Charming building: original ceilings with 19th century paintings.

Profitability

The asset is presented as a consolidated investment opportunity in the segment of small urban hotels. With a stabilised operating capacity and a prime location in the centre of Barcelona, it is estimated that the asset can currently generate an average annual EBITDA of €150,000 as a result of efficient management, sustained occupancy and high-end positioning.

The proposed sale price of €2,900,000 is justified on the basis of a net return of 5.17%, a highly competitive figure in the current market context:

- Higher yield than traditional financial assets, such as 10-year government bonds (around 3.2%), which positions this asset as an attractive option for investors seeking stability with immediate returns.

- Strategic location in the centre of Barcelona, in one of the areas with the highest tourist demand in the city, which guarantees high occupancy levels and stable average rates.

- Tourist licence in zone 1 of the Special Urban Plan for Tourist Accommodation (PEUAT), which came into force on 26 January 2022, with its publication in the BOPB. This zone is subject to the most restrictive regulations of the plan, which prevents new licences from being obtained. Having a fully valid tourist licence in this location is an exceptional element, which reinforces the value of the asset and gives it a definite competitive advantage over the rest of the market.

- Operating model reduced to seven rooms, allowing for an optimised and light operating structure, without the need for original investment, and with a return from the first year.

- Prospects for revaluation in the medium and long term, both due to the scarcity of a comparable product and the restrictive regulatory framework, which consolidates the value of existing licensed assets.

- Favourable regulatory environment due to the entry into force of Decree Law 3/2023 of 7 November, which limits the supply of tourist flats in areas of high tourist pressure such as the centre of Barcelona. This reduction produces a natural diversion of demand towards accommodation such as hotels and guarantees occupancy levels and average rates.