Turizm sekt\u00f6r\u00fcnde i\u015findeki profesyonelli\u011fi ve beyefendi duru\u015fu ile yak\u0131ndan tan\u0131nan \u00fcst d\u00fczey y\u00f6netici Aykut Bakay, \u00a0bir s\u00fcredir otel y\u00f6netim ve yat\u0131r\u0131m dan\u0131\u015fmanl\u0131\u011f\u0131 yap\u0131yor. Bakay, sekt\u00f6r ile ilgili olarak turizmmuhabir.com i\u00e7in konusu ile ilgili \u015fu de\u011ferlendirmeleri yapt\u0131. \u00a0\u00a0<\/p>\n\n\n\n
\u2018Bekle-G\u00f6r\u2019 devri bitti: Ak\u0131ll\u0131 sermaye i\u00e7in hasat zaman\u0131; <\/strong>Turizm sekt\u00f6r\u00fc, tarihinin en ilgin\u00e7 denklemlerinden biriyle kar\u015f\u0131 kar\u015f\u0131ya. Bir yanda doluluk oranlar\u0131ndaki istikrar, di\u011fer yanda operasyonel maliyetlerin (OPEX) bask\u0131s\u0131yla daralan kar marjlar\u0131. Y\u0131llarca otel genel m\u00fcd\u00fcrl\u00fc\u011f\u00fc koltu\u011funda operasyonu y\u00f6netmi\u015f, \u015fimdi ise yat\u0131r\u0131m dan\u0131\u015fmanl\u0131\u011f\u0131 taraf\u0131nda masan\u0131n her iki taraf\u0131n\u0131 da g\u00f6ren biri olarak \u015funu net bir \u015fekilde s\u00f6yleyebilirim: Piyasada sular \u00e7ekiliyor ve ger\u00e7ek hazineler g\u00fcn y\u00fcz\u00fcne \u00e7\u0131k\u0131yor.<\/p>\n\n\n\n Rakamlar romantizm bitti, realite ba\u015flad\u0131; <\/strong>Bundan birka\u00e7 y\u0131l \u00f6nce y\u00fczde 40-45 band\u0131nda seyreden net karl\u0131l\u0131k oranlar\u0131n\u0131n, artan enerji ve personel giderleriyle y\u00fczde 15-20 seviyelerine geriledi\u011fi bir s\u0131r de\u011fil. Bu durum, \u00f6zellikle finansman maliyetlerinin (faizlerin) y\u00fcksekli\u011fiyle birle\u015fince, yat\u0131r\u0131mc\u0131y\u0131 \u2018nakitte kalma\u2019 konforuna itti. Peki, bu durum otel sat\u0131\u015flar\u0131n\u0131 ger\u00e7ekten durdurdu mu? Hay\u0131r, sadece \u2018fiyat alg\u0131s\u0131n\u0131\u2019 resetledi.<\/p>\n\n\n\n \u00d6zellikle \u0130stanbul\u2019un kalbi Taksim\u2019de ROI (Geri D\u00f6n\u00fc\u015f S\u00fcresi) oranlar\u0131n\u0131n 25-30 y\u0131la \u00e7\u0131kmas\u0131, yat\u0131r\u0131mc\u0131y\u0131 hakl\u0131 olarak duraksatm\u0131\u015ft\u0131. Ancak bug\u00fcn yakla\u015fan farkl\u0131 bir tablo var. \u2018Ger\u00e7ek\u00e7i fiyatlama d\u00f6nemi.\u2019 Nakit ak\u0131\u015f\u0131na ihtiya\u00e7 duyan veya portf\u00f6y\u00fcn\u00fc k\u00fc\u00e7\u00fcltmek isteyen m\u00fclk sahipleri, art\u0131k “hayalindeki rakam\u0131” de\u011fil, “piyasan\u0131n ger\u00e7e\u011fini” masaya koyuyor.<\/p>\n\n\n\n F\u0131rsat Nerede? <\/strong>\u015eu an \u0130stanbul\u2019da 5 y\u0131ld\u0131zl\u0131 bir tesis i\u00e7in kap\u0131lar 90 \u2013 100 milyon dolar band\u0131ndan a\u00e7\u0131l\u0131rken; Anadolu yakas\u0131 ve \u00e7evre b\u00f6lgelerde y\u00fczde 30 daha d\u00fc\u015f\u00fck fiyat avantajlar\u0131 yakalamak m\u00fcmk\u00fcn. 4 y\u0131ld\u0131zl\u0131 segmentte ise fiyatlar 30-50 milyon dolar, butik otel segmentinde ise lokasyonuna g\u00f6re 5-15 milyon dolar aras\u0131nda \u2018yok fiyat\u0131na\u2019 diyebilece\u011fimiz f\u0131rsatlar do\u011fmaya ba\u015flad\u0131.<\/p>\n\n\n\n Antalya\u2019da ise 4 ve 5 y\u0131ld\u0131zl\u0131 oteller benim g\u00f6rd\u00fc\u011f\u00fcm kadar\u0131yla ikiye ayr\u0131l\u0131yor, birinci tarafta kalitesini korumu\u015f tesis sat\u0131\u015f fiyat\u0131ndan \u00f6d\u00fcn vermeyen oteller. Sahipleri genellikle i\u015fletmesini uzun y\u0131llar yapm\u0131\u015f, a\u011f\u0131rlad\u0131klar\u0131 misafirlerin kitlesi y\u00fcksek, misafirlerin tekrar gelme oranlar\u0131 y\u00fcksek, kal\u0131pla\u015fm\u0131\u015f misafirleri a\u011f\u0131rlayan k\u00f6kl\u00fc oteller. \u0130kindi tarafta da i\u015fletmeyi \u00fc\u00e7 ya da d\u00f6rt y\u0131l \u00f6nce sat\u0131n alm\u0131\u015f, \u00e7al\u0131\u015ft\u0131rm\u0131\u015f ama \u015fimdi satmak isteyenler.<\/p>\n\n\n\n \u0130\u015fte bu ikinci grup oteller fiyatlar\u0131nda 5 y\u0131ld\u0131zl\u0131 oteller 40 \u2013 60 milyon band\u0131nda iken 4 y\u0131ld\u0131zl\u0131 oteller 20 \u2013 40 milyon aras\u0131nda de\u011fi\u015fiyor. Alanya b\u00f6lgesinde fiyatlar bunlardan \u00e7ok daha uygun.<\/p>\n\n\n\n G\u00fcney b\u00f6lgesinde yat\u0131r\u0131m\u0131n geri d\u00f6n\u00fc\u015f oranlar\u0131 – ROI oranlar\u0131n\u0131n halen 10-20 y\u0131l band\u0131nda seyretmesi, do\u011fru y\u00f6netim modeliyle bu yat\u0131r\u0131mlar\u0131n ne kadar h\u0131zl\u0131 g\u00fc\u00e7l\u00fc bir yat\u0131r\u0131ma d\u00f6n\u00fc\u015febilecektir. Yani \u0130stanbul\u2019da al\u0131nacak 4 y\u0131ld\u0131zl\u0131 bir otel fiyat\u0131na rahatl\u0131kla G\u00fcneyde 5 y\u0131ld\u0131zl\u0131 bir otel al\u0131nabiliyor. Geri d\u00f6n\u00fc\u015f ROI oranlar\u0131n\u0131n halen 15-20 y\u0131l band\u0131nda seyretmesi, do\u011fru y\u00f6netim modeliyle bu yat\u0131r\u0131mlar\u0131n ne kadar h\u0131zl\u0131 g\u00fc\u00e7l\u00fc bir yat\u0131r\u0131ma d\u00f6n\u00fc\u015febilece\u011finin kan\u0131t\u0131.<\/p>\n\n\n\n Neden \u015eimdi Almal\u0131?<\/strong><\/p>\n\n\n\n B\u00fcy\u00fck yat\u0131r\u0131mc\u0131lar bilir ki; herkes satarken al\u0131n\u0131r, herkes al\u0131rken sat\u0131l\u0131r. ROI oranlar\u0131n\u0131n y\u00fcksek g\u00f6r\u00fcnmesi sizi yan\u0131ltmas\u0131n, bu oranlar m\u00fclk de\u011ferinin “dip” yapt\u0131\u011f\u0131 noktalarda revize edilecek ve piyasa canland\u0131\u011f\u0131nda bug\u00fcnk\u00fc al\u0131c\u0131lar en b\u00fcy\u00fck kazananlar olacak. Yani yat\u0131r\u0131mc\u0131lar ROI\u2019yi topraktan kazanacaklar.<\/p>\n\n\n\n K\u00fc\u00e7\u00fck bir dip not, yeni nesil yat\u0131r\u0131mc\u0131lar vakit kaybetmek istemiyor, s\u0131f\u0131rdan yeni bir otel yapmaktansa haz\u0131r otel almay\u0131 ve gerekiyorsa revizyon yapmay\u0131 tercih ediyor.<\/p>\n\n\n\n Otel bir gayrimenkul de\u011fil, ya\u015fayan bir i\u015fletmedir. Benim dan\u0131\u015fmanl\u0131k verdi\u011fim projelerde odakland\u0131\u011f\u0131m temel nokta da tam olarak bu. Do\u011fru fiyata al\u0131nan oteli, do\u011fru operasyonel e\u011fitim ve y\u00f6netimle birle\u015ftirerek geri d\u00f6n\u00fc\u015f s\u00fcrelerini a\u015fa\u011f\u0131 \u00e7ekmek.<\/p>\n\n\n\n Sonu\u00e7 Olarak; <\/strong>Piyasa durgun de\u011fil, sadece el de\u011fi\u015ftiriyor. E\u011fer do\u011fru lokasyonda, s\u00fcrd\u00fcr\u00fclebilir bir nakit ak\u0131\u015f\u0131 ve ger\u00e7ek\u00e7i bir ekspertizle yola \u00e7\u0131karsan\u0131z, bu d\u00f6nem son y\u0131llar\u0131n en k\u00e2rl\u0131 al\u0131mlar\u0131n\u0131 yapmak i\u00e7in en do\u011fru zamand\u0131r. Unutmay\u0131n, otelcilikte en pahal\u0131 yat\u0131r\u0131m, ka\u00e7\u0131r\u0131lan f\u0131rsatt\u0131r. <\/p>\n\n\n\n Aykut Bakay info@aykutbakay.com<\/p>\n\n\n\n <\/p>\n","protected":false},"excerpt":{"rendered":" Turizm sekt\u00f6r\u00fcnde i\u015findeki profesyonelli\u011fi ve beyefendi duru\u015fu ile yak\u0131ndan tan\u0131nan \u00fcst d\u00fczey y\u00f6netici Aykut Bakay, \u00a0bir s\u00fcredir otel y\u00f6netim ve yat\u0131r\u0131m dan\u0131\u015fmanl\u0131\u011f\u0131 yap\u0131yor. Bakay, sekt\u00f6r ile ilgili olarak turizmmuhabir.com i\u00e7in konusu ile ilgili \u015fu de\u011ferlendirmeleri yapt\u0131. \u00a0\u00a0 \u2018Bekle-G\u00f6r\u2019 devri bitti: Ak\u0131ll\u0131 sermaye i\u00e7in hasat zaman\u0131; Turizm sekt\u00f6r\u00fc, tarihinin en ilgin\u00e7 denklemlerinden biriyle kar\u015f\u0131 kar\u015f\u0131ya. Bir […]<\/p>\n","protected":false},"author":1,"featured_media":7933,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[49],"tags":[1417,406,3430,57],"class_list":{"0":"post-7931","1":"post","2":"type-post","3":"status-publish","4":"format-standard","5":"has-post-thumbnail","7":"category-haber","8":"tag-aykut-bakay","9":"tag-otel","10":"tag-otel-yatirim","11":"tag-turizm"},"_links":{"self":[{"href":"https:\/\/www.turizmmuhabiri.com\/index.php\/wp-json\/wp\/v2\/posts\/7931","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.turizmmuhabiri.com\/index.php\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.turizmmuhabiri.com\/index.php\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.turizmmuhabiri.com\/index.php\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/www.turizmmuhabiri.com\/index.php\/wp-json\/wp\/v2\/comments?post=7931"}],"version-history":[{"count":1,"href":"https:\/\/www.turizmmuhabiri.com\/index.php\/wp-json\/wp\/v2\/posts\/7931\/revisions"}],"predecessor-version":[{"id":7932,"href":"https:\/\/www.turizmmuhabiri.com\/index.php\/wp-json\/wp\/v2\/posts\/7931\/revisions\/7932"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.turizmmuhabiri.com\/index.php\/wp-json\/wp\/v2\/media\/7933"}],"wp:attachment":[{"href":"https:\/\/www.turizmmuhabiri.com\/index.php\/wp-json\/wp\/v2\/media?parent=7931"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.turizmmuhabiri.com\/index.php\/wp-json\/wp\/v2\/categories?post=7931"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.turizmmuhabiri.com\/index.php\/wp-json\/wp\/v2\/tags?post=7931"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}