Patrick Saada is offering rare, insider advice to investors and developers aiming to enter the boutique hospitality market in Europe. With decades of international business experience and a guiding role at Bohopo – a Cyprus-headquartered private equity real estate and hospitality investment organization – Patrick Saada has been instrumental in shaping location strategies for some of the continent’s most successful boutique hotels.
Bohopo has built its reputation by acquiring, repurposing, and retrofitting redundant real estate in the city centers of key European destinations. These properties, often rich in character but underutilized, are transformed into high-quality boutique hotels that combine local charm with modern amenities. The company treats its portfolio – currently spanning Athens, Brussels, Milan, and Porto – as a diversified investment product, balancing risk and return across different markets.
Location is the Cornerstone of Success
For Patrick Saada, location selection is the single most critical factor in determining a boutique hotel’s long-term performance. “A hotel’s physical setting shapes its guest experience, occupancy rates, and profitability,” he explains. “In Europe, where each city has its own identity, choosing the right neighborhood can mean the difference between a thriving property and a struggling one.”
According to Patrick Saada, the ideal location meets three core criteria:
- Consistent Year-Round Demand – Cities like Brussels, Milan, and Athens combine business travel, political activity, and tourism, ensuring occupancy beyond seasonal peaks.
- Proximity to Cultural and Commercial Hubs – Guests want to be within walking distance of key attractions, restaurants, and transport links.
- Architectural Character with Redevelopment Potential – Properties that offer a sense of place, such as historic buildings, can be repurposed into unique boutique experiences.
The Bohopo Approach to Market Selection
Bohopo’s method begins with macro-level research into a city’s economic stability, infrastructure, and visitor demographics. From there, the focus narrows to micro-locations within the city – areas that already attract steady foot traffic but are underserved by high-quality boutique accommodation.
The company’s current portfolio illustrates this precision. In Brussels, Bohopo has identified districts that benefit from both EU-related business travel and leisure tourism. In Milan, the focus is on stylish neighborhoods close to cultural landmarks. Athens offers a blend of ancient heritage and a growing modern tourism sector, while Porto’s charm and emerging popularity make it an exciting growth market.
Balancing Risk and Reward
Patrick Saada emphasizes that no location decision should be made in isolation. Diversification is essential. By spreading investments across multiple European cities, Bohopo protects its portfolio against local economic downturns, political changes, or fluctuations in travel patterns.
This approach has allowed Bohopo to operate ten assets – one under acquisition, four under development, and five fully operational – totaling 314 rooms, with plans to expand to 650–700 rooms within four years.
Advice for New Investors
For those entering the boutique hospitality sector, Patrick Saada recommends starting with a clear vision of the target guest profile. “Understanding who you want to attract informs where you should be located,” he notes. For example, a hotel aimed at business travelers should prioritize proximity to convention centers and transport hubs, while a leisure-focused property should emphasize cultural immersion and scenic surroundings.
He also advises looking for properties with “hidden value” – locations or buildings that may be overlooked by larger hotel chains but hold strong potential for differentiation through design, service, and guest experience.
Looking Ahead
As travel demand across Europe continues to evolve, Patrick Saada sees opportunity in cities that balance global connectivity with authentic local character. His guiding principle is clear: a boutique hotel’s location is not just its address – it’s the foundation of its brand and the driver of its long-term success.
With Bohopo’s proven redevelopment model and Patrick Saada’s strategic insight, investors have a roadmap for selecting locations that deliver both exceptional guest experiences and strong returns in Europe’s competitive hospitality market.
