All-Suite Resorts will manage your rental

We are delighted to present our All-Suite Resorts brochure which contains information on how the operator manages and rents your apartment for you when you are not there.

A hassle-free management programme which delivers a profit for you.

When you invest in an All-Suite Resort apartment, you don’t just acquire a high-quality property asset – you invest in a lifestyle. Our luxurious apartments provide unbeatable comfort in the most exclusive locations – with the amenities of a top hotel and all the warmth of a home. Better still, you’ll draw an income from the holiday rental of your apartment, and we’ll do all the legwork of managing that rental process for you.

All-Suite Resorts (a subsidiary of the Kristall Group) is a professional team with long-standing experience of international hotel operation, sales & marketing and rental management. Our well-trained, on-site staff are here to ensure that every comfort is provided, to the highest standard.

Our holiday apartments provide a unique combination of stunning design, exclusive luxury and deep relaxation, giving you total privacy and freedom to enjoy your holiday, the way you choose. Our apartments are located in the finest locations in Austria and are designed to the highest quality and specification. Our team is on hand to make planning your individually-tailored holiday easy and to offer a wide range of special services to fulfill your every wish.

PURCHASING

When you buy an apartment for commercial purposes (renting to tourists when you are not there), you are entitled to reclaim the 20% VAT included in the sales price. The prerequisite is that you are able to show a profit from renting over a 20-year period.

HOW RENTING WORKS

Current Tyrolean law states that apartments zoned as tourism residences must not remain empty during the winter and summer tourist seasons and should be let to regularly rotating guests when the owners are not in residence. That’s why All-Suite Resorts was established as the operating company – dealing with the ongoing rental so you don’t have to.

We strive to make you the maximum possible profit through careful occupancy management (i.e. letting to the highest possible number of guests in the most expensive / high demand holiday weeks). The net income from letting your apartment goes into the rental pool (after deduction of the operator’s commission, OTA and credit card payment fees).

At the end of each quarter, the accounts are reconciled, distributing the profits proportionately to the owners based on the price of their apartment in the overall resort and availability of their apartment to rental customers. 14 days later, payment is made to you.

Ancillary services and income such as cleaning, running the shop / restaurant, spa and personal booking by owners are not included in the rental pool calculations.

PERSONAL USAGE

You’ll also have the opportunity to book your own apartment through the All-Suite Resorts booking system. In order to guarantee availability, please notify the booking system of your intended dates of stay at least four months in advance. In the event of short-term notice of a desired personal booking, we will make every effort to accommodate your wishes.

For the period of personal booking, the accrued costs for laundry, cleaning, resort tax, utility services, etc. will be invoiced to you by All-Suite Resorts. For personal booking, a notional admin fee of €150 per stay is charged.

During this period of personal usage, the owner is excluded from the rental pool and thereby draws no share in the distribution of rental income.

During your stay, your personally allocated parking space(s) will be reserved for you and your party.

MAINTENANCE

As a commercially rented apartment, both maintenance and upkeep are guaranteed by All-Suite Resorts. All operating and maintenance costs are prescribed to the apartment owners. Cleaning and maintenance is undertaken by our teams in order to ensure a professional and uniform standard throughout the resort.

In all our apartments, interior design and furnishing are to the highest standards of quality, specification and taste – individually tailored to the various design themes we offer.

LIVING ROOM
Includes large dining table and chairs, sofa, TV, cosy rugs, stylish curtains, cushions, fireplace and much more…

BEDROOMS
Spacious bedrooms with comfortable beds, large fitted cupboards and a safe. Curtains and furnishings are of the highest quality.

BATHROOMS
Available with either shower or large bathtub. Included are hair dryer, high-quality stone tiling on walls and floor, luxury taps and fittings.

BALCONY AND GARDEN
Splendid views are a top priority for us – as is your comfort and convenience. Balconies are cleared of snow and equipped with outdoor furniture. The garden areas are maintained by our own gardeners.

KITCHEN
Fully-equipped kitchens designed and installed to the highest expectation. Included are dishwasher, cooker, fridge / freezer, toaster, kettle, coffee machine, pots and pans, crockery, cutlery, kitchen knives, glasses for water and wine and much, much more.

EAT | MEET

Spontaneous and relaxed

Our stylish, relaxed restaurant blends good food with a spontaneous and friendly living-room atmosphere. If you prefer to cater for yourself, our shop has everything you will need to buy for your stay without having to leave the resort. You’ll also find exclusive regional products, either for your own personal enjoyment or to take home as souvenirs.
If you don’t feel like cooking, no problem. You can have breakfast here or lunch, snacks and homemade cakes in the afternoon.

Complete relaxation

Above all, our resorts are custom-designed for your comfort and relaxation. You can unwind in a variety of quiet areas or recharge and detox in one of our many saunas and steam rooms. A number of our properties boast luxurious spas and swimming pools – with both indoor and outdoor pools and sunbathing lawns. All apartments have hand towels, bathing and sauna towels at your disposal, so that’s one less thing to think about.

FROM THE MOMENT YOU ARRIVE

Fluffy hand-towels and a full refrigerator are standing by with a welcome pack for breakfast or a tasty meal.

You can choose from a wide range of possibilities: simply tell us your wishes and we’ll fulfil them. That way, your holidays begin the way you want them to. From the moment you arrive.

FINAL CLEANING
obligatory, from € 100

INTERIM CLEANING
with fresh laundry supplies, from € 100

ADDITIONAL SERVICES
Bed linen (obligatory)
Baby bed including bed linen
High chair

ADDITIONAL HOTEL SERVICES

Basic Cleaning Kit includes Dishwasher tablets / Washing-up liquid / Dish towels / Waste disposal bags

Welcome basket
Standard basket includes salt, pepper, coffee, tea, sugar, oil and vinegar € 25

Stocked refrigerator
Available subject to prior arrangement – minimum 7 days before arrival.

 

Bellevue Best Property Agents 2018

Kristall Spaces has been awarded the Bellevue magazine Best Property Agents 2018 seal of approval.  Only a select group of international real estate agents are awarded this title.

Branson Atterbury, Marketing Director at Kristall Spaces AG commented: “We had a compelling proposition for the Bellevue panel of judges.  We are the developer, agent and operator and thus provide a rare, end-to-end service: construction, marketing in German, Dutch and English, legal and financial advice to buyers and maintenance and a rental service on behalf of owners. Our key personnel are court sworn experts for the Bundesministerium für Justiz in planning, construction, engineering and property consultancy.”

It is this end-to-end proposition that allows us to understand all parts of the value chain and makes us even more effective at advising customers on acquiring their dream lifestyle investment.

Kristall Spaces AG has a current pipeline of developments worth in excess of €100m and an impressive portfolio of projects including:

  • All-Suite Resort Fieberbrunn (Skicircus Saalbach Hinterglemm Leogang / Kitzbühel Alps) All-Suite Resort Karwendel
  • All-Suite Residence Kühtai
  • Silva Peak Residences, Ischgl
  • All-Suite Resort Paznaun, Ischgl
  • All-Suite Resort Ötztal
  • Residenzen Gasthof Zwieselstein, Sölden
  • Mountain Spa Residences, St Anton
  • Mountain Lake Resort, Zell am See
  • Residenz Zwieselstein, Sölden
  • Residenz Sölden

Buying new build property in Austria

Austria is already the first choice for affordable ski properties, higher rental yields and authentic hospitality when compared to France and Switzerland but how does one decide on the type of property to buy: new-build or resale?

Here are some options to consider:

New-build or off-plan property in Austria normally comes with a higher price tag per m² and will further increase in value as soon as you take ownership.  Typically, we see a 4 to 5% annual growth on our ski apartments and this can be higher in some locations in Tirol thanks to scarcity restrictions to avoid the “cold beds” trends found in France and Switzerland.  According to the UBS Alpine Property Focus 2017, St Anton delivers best growth in the Alps at 8.2%.

So, you might have to increase your budget for a new-build but here’s a few reasons why it’s worthwhile.

New developments present an opportunity to buy into the project early increasing your chances of securing one of the best units at the lowest price and improving capital appreciation.  Note that developers can increase their prices year-on-year and as the project gains interest demand starts to rise.

Importantly, smart new build projects are carefully chosen by a developer for their location and access to ski lifts / pistes and restaurants and can command a rental premium over resale properties.

New property buyers aren’t in a chain and there is less reliance on the current owner / vendor which means less chance of the sale falling through.

Buying off-plan offers attractive payment schemes which don’t exist with resale properties: you pay for your apartment in stages.  The trustee will notify you in good time when each stage payment is due so you have time to prepare the transfer of funds – no need to transfer all at once.  This can be particularly advantageous when using a currency service.

There is also flexibility when dealing with the developer over factors such as parking spaces and choice of furniture packs and when there is joint ownership of the operating company for your apartments, it is possible for the developer to guarantee rental returns for a period during the operating agreement e.g. guaranteed 4% return on net purchase price for first 5 years.

When you buy off-plan in Austria, you get a certain amount of control over the interior of the apartment.  There is range of interior themes and styles to choose from and because you are dealing with the developer it is possible to make minor changes to the floor plans in the early stages of the project.

All new properties built in Austria use state-of-the-art, energy efficient methods and materials that you will simply not find in resale buildings.  Greener energy solutions, more efficient heating systems and some of the highest recycling standards in Europe not only reduce your carbon footprint but lower bills.

All Kristall Spaces’ developments use automatic central heating systems with air or water sourced heat pumps.  Energy is also captured from the spa and bathrooms areas to generate warmth in the underfloor heating systems via heat exchangers and our ventilation systems use the same heat recovery principles to pump fresh air into the apartments at the correct room temperature.  All this results in monthly heating cost savings for owners when compared to oil or gas and delivers a greener, more sustainable solution.

New properties in prime Austrian ski resort locations that come with a rental obligation when owners are not staying there themselves are exempt from VAT.  You can save a whopping 20% on the sales price when you opt for one of these apartments.

New properties come with building guarantees.  For example, we negotiate with tradesmen and suppliers for the following:

  • 10 years for the roof covering
  • 5 years for the mechanical systems (heating, electrics, lifts)
  • 5 years for the remaining works including the shell of the building
  • 2 years for electrical goods

Furthermore, Austrian Building Law allows for a 30-year Statute of Limitations for all hidden defects.

Please see our generic FAQ about buying and owning property in Austria or why not Contact us for advice on your Austrian property search.

Kristall Spaces Projects Update – Ski Properties in Tirol Winter 2017/18

Please click the links below for more information on each project.

St Anton – completion date December 2017.  Ready to occupy.  Over 70% sold out.  Award-winning ski-out apartments.   Some of the best views in the valley.  St Anton delivers best growth (8.2%) in UBS Alpine Property Focus 2017.

Kühtai – 2 apartments left. Ready to occupy now. Highest customer satisfaction in Kühtai on Booking.com: 9.6 Exceptional.  Ski in and out.  Highest ski apartments in Austria – 2,020 metres.  35 minutes from Innsbruck airport.

Ötztal – dual season resort. 100 metres to the ski lift. Full pricing and availability. 8% return on capital invested when taking out a 55% mortgage or a guaranteed 4% return on net purchase price for first 5 years.  25 minutes from Innsbruck airport.   Prices from 215.000€.  19 apartments sold.

Sölden – revised pricing post tendering.  Adjacent to family-run Gasthof Zwieselstein.   Guaranteed 4% return for the first 5 years.   Sölden and Obergurgl-Hochgurgl now offer a joint lift pass for 3+ days. 4 apartments left.

Fieberbrunn – 270km of pistes – will soon connect with Zell am See. Prices from 225.000€. Up to 8% return on capital invested when taking out a 55% mortgage or a guaranteed 4% return on net purchase price for first 5 years.  Some of the highest snowfall in Tirol.  Excellent off-piste skiing.  10 apartments reserved.

Ischgl – prices start at 5,000EUR per sq metre.  Full pricing available in April 2018.  Contact us today for a preview of the plans.  Already taking unbinding reservations.

Karwendel – pricing available in April 2018.  Contact us today for plans.  No rental obligation.  One of the most beautiful places you will ever visit.

Kristall Spaces develops and sells ski property in Tirol and now we manage and rent apartments on behalf our owners through our operator business, All-Suite Resorts.

Kühtai apartments get highest customer reviews: 9.6 Exceptional

We are delighted to report that the Kühtai 2020 Residences built and sold by Kristall Spaces and operated by our sister company All-Suite Resorts all-suite.com have received the highest customer review scores in Kühtai in only their first 7 months of operation.

Kühtai 2020 Residences have scored 9.6 and been classified as Exceptional. 

An impressive result considering that the aparthotel is still in its first year establishing itself in the market.  All the customer comments have been 100% verified by Booking.com as real customers and can be reviewed on this link

booking uk

A summary of the customer comments about the apartments is provided below:

  • The location of the apartments often scores 10 out of 10 (ski in and out, opposite ski shop and ski school and next to one of the best restaurants in the village)
  • Customers love the south-facing views and balconies
  • The quality of the interiors, the comfort and cosiness
  • Parquet floors and high-end finishes and equipment e.g. Miele kitchens, Hans Grohe bathrooms
  • Sound proofing and privacy – no noise from neighbours
  • Lift and free parking right outside

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Summary of customer comments about the operator All-Suite Resorts and its service:

  • The professionalism and friendliness of the All-Suite Resorts staff
  • Cleanliness of the apartments
  • The quality of the free WIFI service
  • Large sauna and steam bath running from 17h00 to 20h00

There are 5 apartments still available which have not been rented out and are in pristine condition waiting for new owners to occupy them.

Our sister company All-Suite Resorts is offering a guaranteed 4% net return for first 3 years and with the winter and summer visits to Kühtai growing each year and future lift expansions planned, buyers can be assured of a low-risk and hassle free investment.

Please don’t hesitate to contact us should you have an interest in one of our last 5 apartments.

Key facts about Kühtai 2020 Residences:

  • 5 apartments left for sale and ready to be occupied
  • Completed December 2016
  • Luxury apartments in Austria’s highest ski village
  • Ski-in, ski-out
  • On-site wellness: sauna, steam room and relaxation area
  • Managed rental service to cover running costs
  • Prices start at € 379,890.00
  • Guaranteed 4% net return for first 3 years

Der Standard (Wien): Buy to let property in Austria is a “win-win”

A good analysis of the current buy-to-let model in the Austrian Alps and how many British, Germans, Austrians, Dutch and Belgian buyers are investing in Tourism Residences in Austria encouraged by returns of 4 to 4.5% and freedom to use their apartment and sell it in a market offering price growth.  (Knight Frank says property prices grew 4.6% in Q1 in Austria and Immodex is reporting a 34% increase in prices since 2010).

It’s becoming increasingly difficult to buy Leisure Residences in dual season resorts in Tirol and the buy to let model favours investors in these locations (Oetz and Fieberbrunn receive 45% of all their visitors in Summer) as well as the local councils.

Der Standard - 27 Juni 2017

Der Standard – 27 Juni 2017

According to the author, it is crucial that apartment owners and the Gemeinde (council) have an operator in place for at least 5 years to ensure year-round visitor numbers continue to grow and support continual investment in infrastructure and amenities.

According to Statistik Austria, professionally rented apartments are also the fastest growing category of accommodation sought by tourists at 9.4% growth year on year.

The management of Kristall Spaces has launched its own operator All Suite Resorts all-suite.com to provide an end-to-end management and rental service for buyers of our apartments.

All Suite Resorts is planning to offer guaranteed returns across all its project locations going forward.

Please contact us today for more information.

News: soft Brexit & Austrian property price growth (4.6%)  

Europe woke up to a surprise this morning.

The UK Conservative Party failed to gain a bigger majority in the UK General Election meaning its position and authority is automatically weakened in its plans to negotiate a hard Brexit (where the UK gives up full access to the single market and takes control of its borders).

This election was basically a public referendum on how the UK conducts its negotiations with the EU and now a softer Brexit deal is more likely.

A soft Brexit is preferred by many ‘Remainers’ in the UK (remember that the referendum to leave the EU resulted in a very narrow margin of 52% leave to 48% remain).

It increases the likelihood that the UK will continue to access the single market without tariffs and will remove many doubts over London’s financial hub status.

The status of EU nationals moving across boarders will probably remain unchanged, although this has never been a factor preventing buyers outside the EU buying and owning property in Austria.

We have many buyers from countries outside the EU e.g. Australia, South Africa, Norway and the US.

Economically, the UK and Europe are looking at a period of greater economic stability compared to the disruption of a hard Brexit.  The Pound will benefit and so will those buying Austrian property in Sterling.

Meanwhile, Austrian property’s reputation as a safe-haven investment has further been enhanced as it continues to record growth of 4.6% in Q1 2017.  It outperformed France (2.9%) and Switzerland (2.4%), according to the Knight Frank Global House Price Index.

knight frank

Kristall Group launches All Suite Resorts to operate owner apartments 

Buyers of apartments from Kristall Spaces now have the option to engage the services of our sister company – All Suite Resorts  http://all-suite.com/ * who can manage the rental, marketing and servicing of your apartment.

allsuite_resorts_logo

This means you will have a fully integrated and seamless service from the moment you make the decision to purchase one of our apartments.

In early 2017, the management of Kristall Spaces (the real estate sales arm) and Kristall Group (on-the-ground holding company for construction and operations) made the decision to set up the new operator business, All Suite Resorts, to ensure an even higher standard of management and rental operation for our apartments.

We are already in the privileged position of advising apartment buyers as the developer and the sales agent and this has helped our teams to understand the intricacies of the customer journey more clearly.

Buyers prefer to deal direct with the developer and the in-house sales and marketing team –  as both internal teams work together to provide vital customer insight and feedback, enabling them to deliver a more flexible and individually tailored buying experience.

Through the team of multilingual professional advisors who handhold our EU and non-EU buyers through the research, buying and ownership process, we know that extending our proposition into management and rental provides even greater comfort and peace of mind to buyers and benefits all parties.

Investors feel more assured knowing that we (developer, agent and professional advisors) are involved with the resort and owners for 10 years after the handover of the property.

All Suite Resorts – our reputation is your peace of mind  

The Kristall Group has expanded its development arm very quickly over the last three years. Nobody builds and sells more ski apartments in Austria than us.

We are the industry leader with 8 ski resort apartment projects in planning or construction and 1,500 beds coming online in the next two years.

To meet the rise in customer demand for professionally managed rental apartments (currently growing at 9.4% per annum source STATISK AT), we aim to expand this to 5,000 beds in the next 5 to 7 years.

The management of All Suite Resorts is headed by an experienced and trained hotel specialist and a member of the largest hotelier family in the Ötztal.

In addition, All Suite Resorts has recruited a consultant from Michaela & Partner, http://www.michaeler-partner.com, the leading advisor to the hospitality industry in Austria and engaged one of Austria’s leading Marketing and Public Relations companies, P8 in Innsbruck, to create our new website, develop brand recognition and manage our PR in the German-speaking world. 

All Suite Resorts has also retained a Luxury Travel and Property PR & Marketing Agency in London to oversee non German-speaking promotional activity.

We are committed to building the most successful operator of modern luxury apartments in the Austrian Alps, providing an unrivalled level of service to rental customers whilst delivering peace of mind for our partner-owners.

*This is an interim website http://all-suite.com/ until  a fully integrated web / hotel booking system goes lives (currently in development).