HVS Market Report – The Sturdy Rebound of the Newport, Rhode Island Lodging Market

Lobby at the Pell Hotel
  Foyer at The Pell Resort, which opened on April 19, 2023. It’s the first Joie de Vivre by Hyatt lodge in Rhode Island.

The vacation spot market of Newport, Rhode Island, has recovered extra shortly from the COVID-19 pandemic than many different cities within the Northeast. This text highlights the market’s current efficiency and outlook.


Historic and Present Demand Tendencies

Newport, Rhode Island, grew to become America’s first resort metropolis within the 1720s, as rich passengers traveled by ship from the southern colonies and the Caribbean to flee the summer time warmth and humidity. Among the many important historic points of interest within the metropolis, which boasts extra standing buildings constructed earlier than 1830 than another American neighborhood, are the legendary Newport mansions that served as summer time properties for the likes of Cornelius Vanderbilt within the early twentieth century.

Newport’s modern-day financial system continues to be fueled by the seasonal vacationer commerce. Newport County, which contains Newport, Middletown, Portsmouth, Jamestown, Tiverton, and Little Compton, is positioned roughly a 90-minute drive south from Boston and a three-hour drive northeast from New York Metropolis. Much like many different New England leisure markets, the vast majority of guests come from Massachusetts, New York, Connecticut, and New Jersey. Moreover, 90% of tourists arrive through automotive.
Exterior of tourism, nationwide protection is the strongest demand generator in Newport County. Naval Station Newport is a very vital financial anchor for the market and is house to the Naval Conflict Faculty, Naval Justice Faculty, and the Naval Undersea Warfare Heart (NUWC) Division Newport. The Station’s elevated actions and personnel over the past a number of years proceed to stimulate the financial system in Newport County. In 2022, the NUWC obtained $1.5 billion in funding, with $547 being spent on civilian and navy payroll. As of 2022, over 3,500 individuals have been employed at this division.

Latest Resort Knowledge

The next tables element historic occupancy, common charge, and RevPAR tendencies for this market, supplied by STR. The information consists of inns primarily in Newport and Middletown, in addition to choose properties in Jamestown and Tiverton. Moreover, this information consists of each unbiased and branded properties starting from the financial system to luxurious chain scales.

Newport Resort Metrics

Newport Hotel Metrics

Supply: STR

The historic information illustrates the market’s full restoration in occupancy and common charge degree for year-end 2022, with occupancy at a 2% premium and common charge at a 25% premium in comparison with 2019 metrics. Moreover, RevPAR for 2022 was 26% greater than the market’s pre-pandemic ranges. Comparable development in RevPAR has been realized in different leisure-centric markets, together with Coastal Maine and the Hamptons.
In response to an interview with Evan Smith, president of Uncover Newport, just a few elements have contributed to the restoration and development of this market. Smith reported, “30 million Individuals reside inside a four-hour drive of Newport, so the drive-to journey market may be very robust for us.” He additionally noticed that the restoration from the pandemic was sooner for resort markets than cities. Smith attributes a part of Newport’s fast restoration to Uncover Newport’s well timed advertising efforts to entice vacationers to the area.

Growth and Transaction Exercise

There’s a average quantity of current and ongoing improvement exercise throughout the Newport market, together with the next two tasks.

  • The Pell, which opened on April 19, 2023, is the primary Joie de Vivre by Hyatt lodge in Rhode Island. This boutique lodge just lately accomplished a $9-million renovation and conversion from a Ramada by Wyndham. The lodge has 127 guestrooms and one restaurant, the Helmway. The property is in Middletown, roughly two miles from widespread seashores such Easton Seaside, Second Seaside, and Third Seaside.
  • The Wayfinder, which was initially constructed as a Greatest Western in 1985, opened beneath the present identify in 2020. The 197-room property suffered a extreme hearth in Might 2022 that broken three of the 4 wings and destroyed the fourth wing, inflicting the property to shut. The lodge is at present present process repairs and development, with plans for reopening three wings in late spring of 2023. The remaining wing is slated to be rebuilt and open in 2024. The lodge has a variety of facilities together with an outside pool, a health room, and a full-service restaurant, Nomi Park.

Moreover, the numerous transactions in Newport County up to now two years are listed under.

  • Newport Seaside Resort & Suites in Middletown offered in April 2023 for $33,000,000, or $465,000 per key. The property is deliberate to bear restricted renovation.
  • The 20-room Francis Malbone Home offered in February 2023 for $3,500,000 or $175,000 per key.
  • The historic Gurney’s Newport Resort & Marina was bought by Pebblebrook Resort Belief in June 2022 for $174,000,000, or $677,000 per key. The lodge has been renamed the Newport Harbor Island Resort and can bear renovation and repositioning.
  • The twelve-room Admiral Weaver Inn offered in January 2022 for $1,825,000, or $152,000 per key.
  • The 52-room Crimson Roof Inn & Suites Middletown offered in December 2022 for $2,575,000, or $49,500 per key.

Wanting Ahead

The outlook for the market is optimistic. We anticipate occupancy for the market to achieve the low 60s, surpassing current historic highs, together with continued ADR development. In response to Smith, elements contributing to those will increase embrace an inflow of vacationers vacationing for the primary time for the reason that pandemic started, in addition to upticks in vacationers from various demand segments, “reminiscent of worldwide, cruise ship, bus tour, and conference.” These different sources have recovered slower than drive-to demand. Smith says Newport attracted 18–19% of its vacationers from worldwide markets earlier than the pandemic. He estimates that worldwide visitation for the realm at present contains round 12–13%, leaving room for development from this supply.
One other issue contributing to the market’s development for the reason that pandemic is the resumption of citywide occasions such because the Newport Jazz Pageant, Newport People Pageant, and Newport Worldwide Boat Present. Moreover, Newport has remained a powerful marriage ceremony vacation spot; in reality, ranked Newport as a top-20 marriage ceremony vacation spot globally in 2023. Leisure journey, coupled with the presence of the naval base in Newport County, will foster robust ranges of demand on this market going ahead.
For extra data on this market, please contact Raymond Parejo with the HVS Boston crew.

Wolfang, Zane. Newport Each day Information, “Excessive Gasoline Costs Will not Deter Newport Vacationers. however Will It Have an effect on How A lot They Spend?” June 23, 2022. Retrieved April 27, 2023.

NUWC Division Newport Public Affairs, Naval Sea Programs Command. “NUWC Division Newport’s Affect on Economic system Was $1.5 Billion in 2022,” February 14, 2023. Retrieved April 27, 2023.

PR Newswire. Yahoo! Finance, “Introducing the Pell, the First Jdv by Hyatt Resort in Rhode Island,” April 19, 2023. Retrieved April 27, 2023.

Waldek, Stefanie, and Stacey Leasca. Journey + Leisure, “20 Greatest Vacation spot Wedding ceremony Places across the World,” January 6, 2023. Retrieved April 27, 2023.

About Raymond Parejo

Raymond Parejo is a consulting and valuation Challenge Supervisor within the Boston HVS workplace. Initially from California, he obtained his Bachelor of Hospitality Administration diploma from Boston College in Might 2020. In Might 2021, he graduated from the Boston College Faculty of Hospitality Administration with a Grasp of Administration Hospitality diploma with a focus in Actual Property, Income Administration and Analytics. Throughout his time at Boston College, he helped develop a Covid Group Info Alternate for Starbucks to assist disseminate related data for Starbucks areas. For extra data, contact Raymond at +1 (781) 265-9368 or rparejo@hvs.com.

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