Author of www.HotelLawBlog.com
12 November 2006
Hotel Lawyer on How to have a blow out of hotel-enhanced residential mixed-use. Donald Trump seems to find himself surrounded by controversy — whether it involves his giant kiosk in Chicago, his huge American Flag at his Mar-a-Lago Club in Palm Beach or his big “hole” in Manhattan’s Soho. But whatever you think of the man, you have to be impressed by the latest demonstration of his brand power at the Trump International Hotel & Tower in Waikiki. According to the story by Allison Schaefers in Saturday’s Honolulu Star Bulletin, Trump and his Los Angeles-based partner, Irongate, set a new world record for residential development sales — selling more than $700 million of luxury units in just 8 hours, and selling out all 464 hotel suites and residences in the first day of what had been planned as a two-day sales event.
The Trump-Irongate sell out surpassed what is claimed to be the prior record established by Intrawest last December when it sold $425 million, comprising 318 units, of the first phase of hits Maui resort development. What does this mean?
The Trump International Hotel & Tower in Waikiki will be a 38-story, 464-room hotel-condominium complex on the corner of Kalia and Saratoga roads across from Fort DeRussy Park. It is Oahu’s first five-star hotel to be developed since the 1980s. When completed in 2009, it is expected to become the cornerstone of Outrigger Enterprises’ massive Waikiki Beach Walk redevelopment.
The latest sell out of the Trump International Hotel & Tower in Waikiki was done with a sales effort focused simultaneously in Japan and Hawaii. In fact, “About 40 percent of the buyers were from Hawaii and Asia, and the remainder came from all over the world,” Ivanka Trump said. Many buyers came from a database of investors who have bought into other Trump developments, she said.
Buyers paid an average price of $1.5 million. Units were priced from the mid-$400,000s for studios to more than $9 million for a three-bedroom penthouse.
Despite the relative newness of hotel-condominium properties in Japan, the Japanese were the largest single group of buyers, according to Sid Lanolt, co-founder (with Peter Dupois ) of Vancouver, Canada-based S&P, the marketing firm for the project.
The focus on the Asian market and the overwhelming response are particularly noteworthy. “We’ve just seen the Japanese real estate market improve over the last two years in Japan, and with local improvement there’s been a heightened movement to buy more real estate in Hawaii,” according to Lanoldt. “Trump Tower is the first large indication of renewed interest from Japan in Hawaii real estate.”
By the time the sales started, more than 1,000 prospective buyers had paid $20,000 to reserve space in the project according to Dupois, chief executive officer of S&P.
What is interesting about this?
- A number of things are interesting about this remarkable feat — this 8 hour sell out of $700 million of residential units.
- Condo hotels are not dead! Well-conceived projects in good locations continue to work as part of hotel mixed-use developments. And the brand can be very important!
- In case you have not noticed, Donald Trump is more than “just” a very successful developer. He had developed a powerful BRAND with legs.
- If you blinked, you may have missed the fact that Trump now has 33 developments in the works worldwide, according to the Honolulu Star Bulletin.
- Trump is not the main developer in many of these projects, but has arranged deals that are more like those of a typical “brand” with a license-type of arrangement for the use of his name, and a profit sharing arrangement.
- The latest sell out of the Trump International Hotel & Tower in Waikiki was done with a sales effort focused simultaneously in Japan and Hawaii. The Asian focus of marketing efforts and Asian buyer interest is significant.
- Look for more Trump projects — with some significant ones IN ASIA.
Other condo hotel resources
You can access the full library of Condo Hotel materials on Hotel Law Blog by going to the home page, selecting the tab at the top that says “HOTEL LAW TOPICS”, and then clicking on “Condo Hotels” in the drop down menu . . . or by clicking here.
Below is a partial listing of articles by JMBM’s Condo Hotel Lawyers:
- Condo hotels: Don’t forget the secret sauce!
- Condo Hotel Lawyer: What is a Condo Hotel?
- The “new breed” of condo hotels — Key to financing new hotel development? Selling condo hotels as “securities” under new SEC Rule 506(c) . . .
- Using condo hotels for financing new hotel development: Traditional condo hotel structures as “non-securities”
- Condo Hotel fundamentals — 5 Keys to Success!
- Condo Hotels’ enduring legacy: hotel-enhanced mixed-use
- Hospitality Lawyer: The 5 biggest misconceptions about Condo Hotels
- Condo Hotel Lawyer: Why does the SEC care about condo hotels?
- Condo Hotel Lawyer: Standards must be “built in”
- Condo Hotel Lawyer: Not so fast! Locking down the condo hotel structure
- Condo Hotel Lawyer — What is fanning the condo hotel wild fire in Latin America, the Caribbean, Europe, China, India and the Middle East?
- Condo Hotel Lawyer — Las Vegas Report: What drives successful sellouts today?
- Condo Hotel Lawyer — What in the world is going on with condo hotels now?
- Hospitality Lawyer — Trump’s luxury residential mixed-use project in Hawaii sells out in 8 hours. New sales record claimed.
This is Jim Butler, author of www.HotelLawBlog.com and hotel lawyer, signing off. We’ve done more than $68 billion of hotel transactions and have developed innovative solutions to unlock value from hotels. Who’s your hotel lawyer?
Our Perspective. We represent hotel owners, developers and investors. We have helped our clients find business and legal solutions for more than $68 billion of hotel transactions, involving more than 1,500 properties all over the world, including more than 100 condo hotels and hotel condos. For more information, please contact Jim Butler at firstname.lastname@example.org or +1 (310) 201-3526.
Jim Butler is a founding partner of JMBM, and Chairman of its Global Hospitality Group® and Chinese Investment Group™. Jim is one of the top hospitality attorneys in the world. GOOGLE “hotel lawyer” and you will see why. Jim and his team are more than “just” great hotel lawyers. They are also hospitality consultants and business advisors. They are deal makers. They can help find the right operator or capital provider. They know who to call and how to reach them.