Before the first night audit
Pre-opening House Count
A site walk and a written study of how comparable nearby houses have filled, for a hotel about to open or about to reopen after a long renovation.
Who it is forOwners and general managers opening a hotel, or reopening one that has been closed long enough to lose its old pattern
FormSite walk, comparable-house notes, and a written study
TimeFour to six weeks after the walk, longer if comparable books are slow to gather
WhereThe walk is at your property. The study is written in Bang Khen and briefed either there or on site.
FeeQuoted after the walk
BasisUsually between 80,000 and 140,000 THB, depending on how many nearby houses can be read and how far we travel
A study before the first guest sleeps
An opening hotel has no ledger of its own. The pre-opening house count uses a walk through your rooms and the closed seasons of nearby houses that agree to be read. The result is a monthly range for the first year, with the assumptions written in the open.
Owners use it when a lender, a partner, or their own opening plan needs something more specific than a city-wide average. The range is wide on purpose. A single predicted percentage would pretend the first year is already in the books.
How the fee is set
After the walk we send a quote. Most studies land between 80,000 and 140,000 THB. A remote beach or a mountain house costs more because of travel days at 6,500 THB plus the fare. A Bangkok opening at the lower end of that range is common when two neighbours will share a season.
Half the quoted fee is due before we approach the comparable houses. The rest is due at the briefing. If the comparable houses decline and the study cannot be written, the second half is not invoiced and the first half covers the walk and the approaches already made.
What is included
- A walked visit through the rooms, the desk, and the public areas
- A written account of seasonal patterns at two or three comparable houses that will share their closed books or their published history with you
- A first-year house-count sketch by month, stated as a range rather than a single bet
- A briefing of about two hours with the opening team
What stays with the hotel
- Naming the opening rates stays with the owner
- Recruiting and pre-opening checklists stay with the project team
- We do not invent a pattern when no comparable house will share its books; we tell you the study cannot be finished
How the work proceeds
- The walkWe visit while the rooms can still be seen empty. You tell us the opening month, the number of keys, and which nearby hotels you believe guests will also consider.
- The comparable housesWe approach two or three houses with your introduction. Some share a closed season; some will only talk. The study records which is which.
- The rangeThe written study gives a monthly range for the first year, with the reasons a month might land at the low end or the high end. The briefing is with the people who will live with that year.
What to send before drafting
- Room count, planned opening month, and any wing that will open later
- Introductions to comparable hotels whose books you hope we can read
- Known closures in the area: road work, a rival renovation, a hall that brings groups
The fee is quoted after the walk because travel and the willingness of other houses change the work. A study with no comparable books is declined rather than padded. This is a reading before you have a night audit of your own, so it cannot use your history.
Ask for a briefing date