The situation
A hotel conversion appraised marginally: service access ran through the front elevation, which capped both room count and the arrival sequence any operator would accept.
What we did
We identified a twelve-foot service strip in separate ownership behind the building and negotiated it quietly, before any planning dialogue signalled intent.
With rear servicing secured, the ground floor was released for a proper lobby and a restaurant with its own frontage.
The outcome
Keys increased, food and beverage revenue introduced, and two operators competed for the management agreement. The strip cost less than three percent of total land value and moved the exit yield by more than that.