Investing in hotel real estate requires far more than identifying good locations and calculating potential returns. According to Patrick Saada, Chairman of Bohopo and a leader in boutique hospitality investments across Europe, the best hotel assets are not just properties—they’re curated experiences.
With years of experience turning underused city-center buildings into vibrant, profitable boutique hotels, Patrick shares his top tips for anyone considering entering the world of hospitality-driven real estate investment.
1. Think Emotion Before Square Meters
“Guests don’t remember how big the room was. They remember how it made them feel.”
Patrick emphasizes that while location and size are important, the emotional value of a hotel is what drives loyalty and profitability. Investors should seek to create spaces that make people feel at ease, inspired, and connected—especially in boutique properties.
Tip:Choose projects where you can craft an experience, not just provide accommodation.
2. Location Still Reigns – But with a Twist
Traditional hotel wisdom places location as the number-one factor—and Patrick Saada agrees, but with nuance. For him, it’s not just about being “central,” but about being integrated into the rhythm of the city.
“The ideal location isn’t always on the main square. Sometimes it’s a quiet street two blocks away that offers authenticity and charm.”
Tip:Look for areas with high walkability, cultural depth, and local character, not just tourist footfall.
3. Boutique Scale = Agile Operation
Patrick strongly believes that smaller-scale hotels (20-50 rooms) allow for greater flexibility, creative control, and a higher return-per-room ratio. They’re easier to operate, require less staffing overhead, and can offer premium pricing for unique experiences.
“Boutique doesn’t mean basic. It means personal, intentional, and responsive.”
Tip:Focus on smaller properties with unique layouts, and invest in design and guest service rather than size.
4. Design Is Not Decoration – It’s Strategy
According to Patrick Saada , one of the most overlooked aspects of hotel investment is design—not in terms of aesthetics alone, but as a strategic tool for guest flow, branding, and emotional engagement.
“Design should reflect the story of the space. It’s what turns a building into a destination.”
Tip:Collaborate with designers who understand both hospitality and local context. Create a space that feels alive, not staged.
5. Diversify Within a Theme
Through his work in Brussels and Athens, Patrick applies a strategy of diversified standardization: different properties with distinct identities, but united by service standards and back-office efficiency.
“Every hotel should have its own voice, but they can all speak the same language behind the scenes.”
Tip:Build a portfolio of properties with unique stories but common infrastructure, booking systems, and staffing models.
6. Invest for the Traveler of Tomorrow
Patrick Saada advises investors to anticipate shifting traveler demographics – from digital nomads and wellness-focused millennials to families seeking local, sustainable experiences.
“People no longer want to visit cities. They want to feel part of them.”
Tip:Create spaces that encourage connection to the city, from community-based events to local partnerships.
Final Thought: Profit Is a Byproduct of Purpose
Patrick Saada’s approach is rooted in the belief that hospitality is about more than profit—it’s about serving people through meaningful spaces. His hotels don’t just house guests; they host lives, moments, and emotions.
“If you build with heart and operate with integrity, the profits will follow.”
Interested in investing alongside Patrick’s vision? Explore Bohopo’s current projects in Brussels and Athens and discover how boutique hospitality can be your next smart move in real estate.
