Tourist hotspots
Fullon has hotels in a number of tourist hotspots, including Tamsui, the northeast coast, Kending, and Hualien, and has another opening in Yamay Recreational World in June of this year. It also has business hotels in downtown Taipei and Kaohsiung, and has invested heavily in four-star resorts in several second-tier cities including Taoyuan, Zhongli (Taoyuan County), and New Taipei’s Shenkeng, Sanxia, and Linkou Districts. All told, these facilities helped the company increase its operating revenues to NT$2.7 billion in 2011.
When Lih Pao chairman Wu Pao-tien announced in 2005 that his company, already very successful in the construction industry, was branching out into tourism, and proclaimed that he would have a hotel empire within five years, industry observers were dubious. After watching him open hotel after hotel even in the wake of the financial tsunami, even the doubters have begun to take him seriously.
“We had long wanted to diversify our operations,” says Lih Pao president Hugo Chen. He explains that each time a construction company completes a project, it must effectively start over from scratch. The limited availability of land in Taiwan complicates this process. The company had therefore been mulling means of holding onto property long term after development was complete. Hotels offered a solution. Wu anticipated that the government’s 2001 implementation of a two-day weekend would lead to an explosion of domestic travel and recreation, and began strategizing.
In 2002, the company got its chance. A property owner in Zhongli hired Lih Pao to build a high rise and wanted it to manage the structure once complete. The two parties came to an agreement that gave Lih Pao the rights to operate a hotel, providing the developer with an entry into the tourism business.
“If it hadn’t been for the Zhongli hotel,” says Chen, “we wouldn’t have bought Yamay.” He notes that before the high-speed rail line was built, Yamay, which involved the development of 200 hectares in Taichung County, was the government’s largest BOT project. But Ever Fortune, the original developer, ran into financial difficulties just one-third of the way into the project. Lih Pao then stepped in, buying billions of NT dollars of Yamay’s bad debt from the banks and reorganizing the company.
A unique vision
When Lih Pao expanded into hotel operations, it did so with a few advantages. Construction is the largest fixed cost in getting such a business started. Since Lih Pao was handling the construction itself, it could implement its own controls. It also brought its own unique perspective on siting Fullon projects.
Many people wonder why Fullon chose to build hotels outside Taiwan’s major cities in locations like Shenkeng, Linkou, and Sanxia. How has it managed to generate eye-popping revenues from such spots?
“The Linkou hotel was breaking even within a year of opening,” says Chen. He explains that Linkou’s industrial zones generate a good deal of industrial and commercial demand for rooms. And since it sits between the Taoyuan International Airport and Taipei, it offers international travelers inexpensive, convenient accommodations. This, coupled with a maximally efficient use of the site and enough rooms and restaurants to generate economies of scale, allowed it to quickly turn a profit.
The decision to build a Shenkeng hotel was motivated by the site’s location: just a 10-minute drive from Taipei’s Xinyi District, home to Taipei 101. It’s also near Shenkeng’s old downtown and a night market, but room prices are just half of those in Xinyi District, making it a popular choice with mainland Chinese tour groups.
Having been in business just a few years at the time, Fullon saw opportunity in the 2008 opening of Taiwan to mainland tourists and doubled down on its investments.
Chen notes that Taiwan has abundant natural and cultural assets. He cites its food culture as an example of the latter, noting that our island offers all of mainland China’s regional cuisines as well as international fare. This contrasts with mainland China, where visitors touring Shanghai, Nanjing, Suzhou and Hangzhou might spend an entire week eating nothing but Jiangzhe cuisine. Delicious food is one of our major tourist attractions.
But tourism is a vertically and horizontally integrated industry that requires the integration of numerous resources if it is to be shaped into a new “smokestack-less industry.” In this respect, Taiwan still has a long way to go.
For example, Kending has a beautiful shoreline, offers surfing and sailing in the summer, and is in many respects the definitive Taiwanese tourist destination. But at the same time, Kending’s major streets are lined with illegal hotels and vendors, creating an impression of chaos. Chen suggests that the government should rework the city plan from the ground up. This would not only increase real-estate prices in the area, but also the value-added of its restaurants and hotels.
Healthy competition
Speaking to concerns that Taiwan’s tourism industry has become too dependent on mainland tourists, Chen says that indeed it would be best to have visitors from all over the world, but argues that if we are to attract European and American tourists, we need to upgrade our tourism infrastructure now.
Upbeat about the outlook for self-directed travel by mainlanders in Taiwan, Fullon is planning the construction of second hotels in Linkou, Fulong, and Kending. In all, it expects to be operating 16 hotels by 2014.
Right now, the company is busy preparing a Ferris wheel from Fukuoka, Japan. To be sited on a 250-meter slope at Yamay, the 120-meter-tall Ferris wheel is twice the size of the Miramar Ferris wheel in Taipei’s Neihu District. On a clear day, riders on what is sure to become one of central Taiwan’s top landmarks will be able to see both the coast and Mt. Jade.
Fullon is getting a leg up on the competition by moving into less developed areas of the island, expanding rapidly in anticipation of a bright future for Taiwan’s tourism market.