Example: Sale of Regent Plaza Hotel and Convention Centre
Based on below information calculate the expected sales value of a hotel in Karachi: state the
methodology used and why it was used out of the 3 most common valuation methods viz: times
earnings approach, DCF and asset valuation. " The hotel is in the heart of the city with access from a
main road in Karachi (Sharae-Faisal) but limited access from a side road leading to JPMC. it has 444
rooms, divide into top suites, 10%, middle 60%, low room rate 30%, with occupancy rate of 65%. Cost of
capital 11%. Top suites will get Rs. 40k rate per day, next is Rs. 30 per day and lowest Rs. 20k per day.
Total area 13,000 sq yards.
Step 1: Identify Valuation Methodology
Among the three common approaches:
1. Times Earnings Approach (Multiples)
o Relies on comparable transactions and industry multiples.
o Limitation: Pakistan’s hotel sector has limited transparent transaction data,
making reliable multiples difficult.
2. Asset Valuation Approach
o Focuses on land and building replacement cost.
o Limitation: Ignores income-generating potential, undervalues prime-location
hotels.
3. Discounted Cash Flow (DCF) Approach
o Projects future cash flows based on occupancy, room rates, and costs, discounted
at cost of capital.
o Strength: Captures operational performance and location advantage.
o Chosen Method: DCF is most appropriate here because the hotel is an operating
asset with steady occupancy and revenue streams.
Step 2: Revenue Estimation
Room Mix
Total rooms: 444
Top suites (10%): 44 rooms × Rs. 40,000/day
Middle tier (60%): 266 rooms × Rs. 30,000/day
Low tier (30%): 134 rooms × Rs. 20,000/day
Occupancy
Average occupancy: 65%
Days per year: 365
Annual Gross Room Revenue
{Revenue} = {Rooms} times{Rate} times{Occupancy} times 365
Top suites: (44 times 40,000 times 0.65 times 365 approx Rs. 418.5 million
Middle tier: (266 times 30,000 times 0.65 times 365 approx Rs. 1,889.9 million
Low tier: (134 times 20,000 times 0.65 times 365 approx Rs. 636.9 million
Total Annual Revenue ≈ Rs. 2,945 million (≈ Rs. 2.95 billion)
Step 3: Operating Margin Assumption
Typical hotel EBITDA margins range 25–35%.
Let’s assume 30% EBITDA margin for a well-located Karachi hotel.
EBITDA = 2,945 times 0.30 approx. Rs. 884 million
Step 4: Valuation via DCF (Simplified Perpetuity Model)
Using a perpetuity approach (stable cash flows, no growth assumption):
Value = EBITDA\Cost of Capital
Value = 884/0.11 approx Rs. 8,036 million
Expected Sales Value ≈ Rs. 8.0 billion
Step 5: Why DCF Was Used
Reflects income-generating capacity of the hotel.
Accounts for occupancy, room mix, and pricing power.
More reliable than asset valuation (land/building cost ≠ true market value) and times
earnings (lack of comparable multiples in Pakistan).
Cost of capital (11%) appropriately discounts future cash flows in local market
conditions.
Solution Answer:
The expected sales value of the hotel, using the DCF approach, is approximately Rs. 8.0
billion, based on projected annual EBITDA of Rs. 884 million and a discount rate of 11%.
Simplified approach –
Year/ Avg
Rooms Occ Rev
days Rate
444 65% 240 25000 1,731,600,000
Sale Price at Cost of Capital @
11% 15,741,818,182
11%
Actual sale 14,500,000
The simplified approach gave a better estimation!!!
Asset approach:
As of April 2026, prime commercial property on Karachi’s main Shahrah-e-Faisal typically sells
between Rs. 180,000 and Rs. 250,000 per square yard.
This would have yielded 13,000 x 250k = Rs. 3.25 billion.
Covered area: 47k sq. yards
On Shahrah-e-Faisal Karachi in 2026, the average construction cost for commercial projects is about
Rs. 3,650–7,450 per square foot, which translates to roughly Rs. 32,850–67,050 per square yard
depending on material quality, design class (economy, standard, premium), and structural specifications.
If building a new hotel from scratch
Cost of land: Rs. 3.25 billion
Build Cost for a hotel: 47k x 50k= Rs. 3 billion
Total: Rs. 6.25 billion.