Frequently asked questions

A bottleneck I have known since my first day: separating the opportunities that genuinely fit what an investor is looking for from the ones that don't. That requires highly trained analysts, and training them takes months. For homes, many platforms give you a value because a price per square foot is enough. Not for a hotel: you have to build its operating statement to understand what return an investor will require. The big data providers give you market data but don't value the asset, and those who value it don't connect the parties.

It calculates what a hotel is worth and how much it can earn, with the rigour of an institutional analysis and in seconds. The user sees the hotel's daily rates, its direct competitors, comparable hotel transactions, data for the country, market, submarket and class, the operating statement (USALI) for the next 12 months and for five years, and different scenarios, with and without renovation capex or financing. They can even see AI-generated images of how the hotel would look after the renovation. We have built a dynamic cap rate algorithm that adapts the required return to each hotel according to dozens of characteristics: whether it has been renovated, its size, the liquidity of its market…

First I built the financial engine in Excel, with live formulas that proved it worked. Then I designed the screens with Stitch, from Google Labs, and built the rest with Claude Code, learning to program with artificial intelligence. I took every free course I could, but where I have learned the most is by trying. I changed my whole schedule for HotelVALORA and have coded up to 80 hours a week.

It comes from "VALOR IA" (Spanish for "value AI"). You can ask her about the valuation of any hotel from WhatsApp or Telegram: change the average daily rate or occupancy, add a renovation budget or adjust the competitive set. What I like most are the "what if…?" scenarios. What if the hotel had a restaurant? What if I need a 15 per cent return over five years — how much should I pay? Valeria recalculates everything instantly and sends the report as a PDF.

Two things above all. More than 40 per cent of New York hotels have unionised staff, and because they tend to be the largest properties, they account for around 60 per cent of the city's rooms. And one in five is built on leased land — a ground lease, or leasehold: one party owns the land and another owns the building, and the hotel pays a ground rent that rises over the years. Both change the operating statement completely. Room rates are higher, but so are costs: property taxes and building insurance are several times what you pay in Spain. It is also a very open and transparent market: we have identified the owner of 97.5 per cent of the city's hotels.

Investors, brokers, hotel chains, lenders and developers, each in their own way. The investor analyses dozens of opportunities: HotelVALORA filters the ones that fit their criteria and delivers a full report. The chain tracks its direct competitors' rates, analyses new opportunities and opens a direct channel for anyone to bring it a management, lease or acquisition deal. The lender is a priority: it receives directly the deals that fit its risk criteria. And it is a big advantage for the user, who gets direct access to financing with no arrangement or analysis fees. The developer is the one who plays with the tool the most. They can see what an office or residential building would be worth as a hotel, or what a hotel is worth before and after renovation; change the number of rooms, add a restaurant, and instantly see how the valuation changes. But I think the heaviest users will be small and mid-sized consultants: they can analyse any hotel in seconds and talk directly to investors, lenders or chains.

Users can send their opportunity to a network of more than 500 companies, and whoever receives it decides freely whether to get in touch. The relationship is direct, and HotelVALORA charges no commission on the deal.

Because every data point is traceable. We work with 69 data sources, including public registries such as the Spanish land registry (Catastro) and New York's PLUTO, and leading global providers in the hotel industry. Each source has a reliability score and, when two sources disagree, the more reliable one wins. We learned that AI tends to be too optimistic about itself, so any figure that comes from an AI estimate is flagged in the report as "Estimate · AI · unverified". And although Valeria lets you run unlimited scenarios, every report carries a watermark, and the original can be checked on our website with every change highlighted: nobody can touch a number without it showing. HotelVALORA does not replace a formal appraisal. It is an analysis and decision-support tool: it covers the stage before you commission one.

No. Specialised AI does not make decisions: it cross-checks thousands of reviewed data points and gives us real information so that we can make them. We have built 16 AI agents; the first ones already work every day. They do the analysis, so that people can focus on what really matters: negotiating and closing deals.

We have more than 38,000 hotel profiles ready in 21 countries, and in 2027 we launch in more than 150 markets. To get there, in December we are opening the company to new investors, and four out of every five euros will go to the expansion. First we will be the reference for hotels, and with the expansion we will keep growing.

That it sounds like science fiction. My family knows nothing about AI. My wife, on the other hand, has been a great help: many evenings I tell her about the day's progress and, by saying it out loud, I realise the mistakes myself, or what the next step is.

HotelVALORA is a hotel intelligence and valuation platform that generates institutional hotel asset reports in seconds: opinion of value, 5-year projected P&L, debt underwriting, market analysis and comparables. Built for investors, owners, advisers and lenders. It works on the web, with Valeria, its AI analyst; as a desktop and mobile app; on WhatsApp and Telegram; from Claude, ChatGPT or Gemini through its MCP server; and as an institutional PDF.

The core valuation is an income capitalisation: the asset's P&L is built to USALI standards from real market and class KPIs (ADR, occupancy, operating ratios), its NOI is derived and capitalised at a cap rate dynamically derived from market, class, condition and location. The report also shows conservative, market and optimistic scenarios.

Institutional market sources, official public registries for areas and age (the Cadastre in Spain; PLUTO, the city's tax-lot database, in New York), verified online sources and proprietary models. When a data point is not verified, the report honestly shows “no data” instead of inventing it.

Executive summary with the valuation, asset analysis (physical profile, room mix, facilities), comparable CompSet, market overview, 5-year USALI P&L, full underwriting (investment, financing, IRR/MOIC), interactive finance structure and institutional-grade PDF export.

No. Reports and estimates are for information and analysis purposes only; they are not financial, investment, legal or tax advice. Every investment decision must be verified independently.

Yes. Custom-build mode lets you define a hypothetical asset (keys, class, areas, facilities, room mix) or apply a renovation CAPEX with its schedule, and the full report recomputes under that scenario. Hotel Project mode also values the hotel use of a residential or office building in Spain, from its real Cadastre data.

HotelVALORA is live in two markets: Madrid (Spain) and New York (United States), with more than 1,200 operating hotels analysed between them, plus pipeline projects and closed hotels kept as history. The expansion plan covers 159 hotel markets worldwide; each market opens only once its data passes verification.

Two. First, data traceability: every field in the report has a known origin and goes through a multi-source verification system — we cross-check independent sources (institutional market data, public registries such as the Spanish Cadastre, verified online sources and in-house validation), record the provenance of each data point and, when something is not verified, the report honestly says “no data” instead of making it up. Second, worldwide scalability: the analysis is structured across five levels — country, market, submarket, class and CompSet — always on real market ratios (not generic assumptions) over international standards such as USALI. That structure lets us replicate exactly the same analysis with market data anywhere in the world, across languages, units and currencies.

It is the heart of HotelVALORA's valuation engine. Instead of applying a flat market cap rate, the engine derives it dynamically for each asset by combining dozens of KPIs — from the market itself to the specific asset. The result is a rate specific to that hotel, in that location, at that moment — with conservative, market and optimistic scenarios. It is HotelVALORA's proprietary methodology and the reason two neighbouring hotels are not worth the same per key.

Valeria is HotelVALORA's AI analyst: she explains any figure, tests scenarios with you and solves investment questions using the report's real engine — the same one that computes the valuation. She works inside the web report (Premium plan and above) and on WhatsApp and Telegram (from the Pro plan).

Anything about the asset and its analysis. She can explain any figure in the report (why that cap rate, that RevPAR or that valuation), compare the hotel with its competitive set and market, and solve decision questions like “what entry price do I need for a 15% IRR over 5 years?”. She always works on the real engine, not on invented estimates. There is a guide with hundreds of example questions and their answers, by topic, at hotelvalora.com/ai/valeria.

Virtually any lever of the model, in natural language — recomputing scenarios requires the Premium plan or above. On the asset (custom-build mode): class and category, number of keys, areas (built, above and below grade, plot and typical floor), floors, room mix by typology and facilities such as spa, restaurant, parking or meeting rooms. On the scenario: conservative, market or optimistic P&L and the exit cap rate. On the refurbishment: total CAPEX, light or full refit, months of works and operating percentage during works. On the year-by-year P&L (years 2 to 5): ADR growth, occupancy variation and FF&E reserve. On the financing: LTV, cost of debt, amortisation type, debt and exit years, CAPEX financing, grace period and Euribor. And the fine underwriting details: purchase price and hotel value, taxation, depreciation, acquisition friction (notary, taxes, fees), CAPEX lines and manual entry/exit cap rates. She also runs reverse goal-seek: ask for a target IRR — equity or project — and she computes the entry price that achieves it. All with safety clamps and validated by the engine: she never writes figures blindly.

Yes. Every adjustment applies instantly across the whole report (valuation, P&L, IRR) and is recorded as a new version, so you can explore fearlessly and undo with a “reset” that restores the asset's real data. When a scenario convinces you, save it as a favourite: return to it whenever you want and refresh it day to day with market data.

Partly. On the web you can dictate your questions by voice, in browsers that support dictation (Spanish only for now); she replies in writing. On WhatsApp and Telegram, text messages only for now: voice notes are not processed.

Yes, it is available today. HotelVALORA runs an MCP server in production (Model Context Protocol, the open standard for connecting AI assistants to external tools): any compatible assistant — Claude, ChatGPT, Gemini, Perplexity or your corporate copilot — queries hotels, reports, competitive set and market data from your own tool, and also recomputes what-if scenarios and solves for the entry price that hits a target IRR, always on the real valuation engine and without modifying your reports. Included from the Premium plan. As of 3 October 2026, HotelVALORA is the only hotel valuation server listed in the official MCP Registry (registry.modelcontextprotocol.io).

Yes. Connect HotelVALORA's MCP server at https://www.hotelvalora.com/api/mcp. In Claude: Settings → Connectors → “Add custom connector”, paste the address and authorise with your HotelVALORA account — no keys needed. In ChatGPT (Plus or Pro, developer mode): Settings → Apps → Advanced → Developer mode and add the connector with the same address. In Gemini: at gemini.google.com/apps add a custom app with that address. For other clients (Claude Code, Claude Desktop…) create an API key in Settings → API keys. You get 9 tools: hotel search, asset profile, full report, competitive set, market, what-if scenarios, IRR goal-seek, institutional PDF link and your usage. Requires the Premium plan or above. Step-by-step guide at hotelvalora.com/ai.

Yes, from the Pro plan. In Settings → Messaging you pick the channel, give your consent and generate a single-use connection code that expires after 10 minutes: on Telegram it opens HotelVALORA's bot without sharing your phone number; on WhatsApp it opens the chat with HotelVALORA's number with the code already typed. From there Valeria answers about the reports in your library — valuation, 5-year P&L with the project IRR, and market — and, on Premium or above, also about the underwriting (equity IRR, MOIC, DSCR and financing) and recomputes what-if scenarios. PDF and exports are done on the web. You disconnect by writing “BAJA”, and the connection expires on its own after 180 days without use.

To value any hotel («value the NH Gran Via»), to explain any figure in the report (valuation, cap rate, year-by-year P&L with its USALI breakdown, total investment and purchase costs; on the Premium plan or higher, also debt, DSCR and cash-on-cash), to compare the hotel with its compset or its market and —with the Premium plan or higher— to test «what if…?» scenarios and solve targets («what price do I need for a 15% IRR?»). Valeria answers with the same engine as the web report and the MCP: the same question gives the same figure on all three.

On the free plan Valeria helps you as a customer: what HotelVALORA is, plans and prices, whole-market averages and the link to a hotel's executive summary. Pro connects your WhatsApp or Telegram and reads your reports (valuation, 5-year P&L with the project IRR, and market) without changing them. Premium or higher also reads the underwriting (equity IRR, MOIC, DSCR and financing), edits «what if…?» scenarios and runs goal-seek. If you ask for something your plan doesn't include, she tells you and links your plans.

Spanish, English, French, German, Italian and Portuguese. She replies in the language you write in, with that language's separators and units and its usual financial terms (IRR, TIR, TRI).

She doesn't generate the PDF on chat: she sends the link to the report. AI renders of the refurbishment and manual compset editing (removing or adding competitors) are done on the web, and Valeria takes you to that page. She doesn't give buy or sell recommendations either: she gives you the figures to decide.

No. A «what if…?» scenario or a goal-seek is an engine calculation on assumptions you change, and it's labelled «not certified». The report's base scenario stays intact and is the one verified at /verify. If you need a certifiable valuation of a scenario, run it through the MCP (adjust_scenario), which issues a receipt.

She shouldn't, and the system checks: every amount she writes is matched against the report data and, if it has no source, it's replaced by the real figure or by «I don't have it verified». Levers with a figure (raising ADR, CAPEX, price…) are read by the server, not the model, and the engine recalculates.

On the purchase: purchase price, with or without closing costs, CAPEX in euros or a basic or full refurbishment. On the asset: number of keys (also «10 more rooms»), class and stars, and services (restaurants and how many, bar, rooftop, meeting rooms and how many, spa, pool, gym, parking and spaces). On the P&L: year-1 ADR and occupancy, growth by year, staff cost, rooms cost, management fee, royalty, sales & marketing (marketing fee) and FF&E, as a figure or relative («20% lower»), and the optimistic or conservative P&L scenario. On rent: fixed and/or variable rent on revenue, GOP or EBITDAR. On debt and exit: LTV, Euribor, amortisation, grace period, exit year and optimistic or conservative exit cap. They can be combined in one sentence.

The valuation is year-1 EBITDA after FF&E divided by the entry cap rate, so it moves with anything that changes operations or the cap rate: ADR, occupancy, P&L costs, services, keys and class. Purchase price, closing costs, CAPEX, debt, exit year and exit cap, rent and the P&L scenario don't change the valuation: they change what the investor earns (IRR, MOIC, DSCR). In an operating scenario the purchase price stays at the base report's, so the IRR measures the effect of the change.

You give a target and Valeria solves what it takes: the purchase price for an IRR (equity or project), a MOIC or a minimum DSCR, or the year-1 ADR needed at a fixed price. For example: «what price do I need for a 15% IRR over 7 years?», «what ADR do I need for a DSCR of 1.5?» or «at what price is the MOIC 2x?». It can include CAPEX and closing costs in the same sentence. The result isn't applied automatically: reply «apply it» and it goes into the scenario. If the target is outside the range the engine solves, she says so.

Because F&B costs are very high: more restaurant revenue doesn't always mean more profit, and a hotel with many restaurants often earns less GOP than with two. The engine raises F&B revenue with each extra restaurant and applies its departmental costs. If the hotel has no restaurant, F&B covers breakfast.

Not in a «what if…?»: the scenario is compared with the competitors of the hotel as it is, and Valeria warns you. That's why the market ADR doesn't rise just with the new category. A repositioned hotel with other competitors is another report: it's created on the web by resetting the compset, as a new report. Changing keys, areas or services keeps the competitors and the hotel's calibration.

If the hotel is or will be leased, tell her the rent («variable rent of 80% of GOP», «fixed rent of €1M», or both) and the underwriting measures what the owner collects instead of the operator's EBITDA. The hotel's market valuation doesn't change; the owner's IRR and MOIC do. «Remove the rent» goes back to EBITDA.

Yes. «Undo the last change» removes only the last step; «what did you change?» lists everything in the scenario; «go back to the base case» clears it. Changes accumulate: each one applies on top of the scenario you have. You can ask «how much has the DSCR changed?» and Valeria compares with the previous step.

On GOP, which is HotelVALORA's convention (also ICR and debt yield). Valeria gives you DSCR by year, the minimum and the average up to exit.

Investors and funds get screening and underwriting in minutes: valuation, 5-year P&L, levered IRR/MOIC and asset comparison before committing weeks to a deal. Owners and family offices get an up-to-date opinion of value, refurbishment or repositioning scenarios and, with Top Promote, direct visibility in front of institutional capital. Brokers and advisors get institutional-grade reports to win mandates and defend pricing with data. Banks and lenders get the asset's debt analysis (LTV, DSCR, structure) on a traceable P&L. And developers and builders get custom-build mode to value a hotel that does not exist yet and size its CAPEX.

Six plans, prices excluding VAT (annual billing: two months free). Free (€0): the executive summary with the real valuation, the public library and search. Pro (€49/month): the report on screen — asset, CompSet, market, transactions and projects, 5-year P&L and project IRR — plus Valeria on WhatsApp and Telegram. Premium (€199/month): the full, editable report — custom hotel, CAPEX and AI renders, underwriting with equity IRR —, Valeria inside the report, the connection to Claude, ChatGPT and Gemini over MCP and the full institutional PDF. Top Promote (€499/month): everything in Premium plus your asset promoted to institutional capital. Propietario (owners, per asset) and Teams (per team) are arranged with sales. Details and comparison in Settings → Subscription.

Join the beta: 3 months of Premium free from launch + a personalised demo. Valid for sign-ups made before the public launch. The 3 months start on launch day; afterwards the plan reverts to Free unless you choose to subscribe. No card required.

In Settings → Language & Metrics you choose Spanish or English, square metres or square feet, and the currency: “Auto” (the hotel's market currency), euros or dollars. Each report is computed in its market's currency — euros in Spain, dollars in the United States — with no exchange rate; if you pick the other currency, it converts at the current rate, which the report labels. Units only change the presentation: the engine computes in square metres.

Yes. HotelVALORA installs as an app on Windows, macOS, iPhone/iPad and Android directly from the website (PWA technology — no app stores, always up to date). Per-platform guides live at hotelvalora.com/download; App Store and Google Play versions are on the roadmap.

Encryption in transit, role-based access control and row-level security policies in the database. We don't sell data or use advertising cookies. Details are in the privacy policy.

In Settings → Privacy you can instantly download a copy of your data (profile, generated and exported reports, favourites, opened searches and Valeria conversations) and request account deletion. You also control whether your Valeria conversations are stored to improve the product.

Write to info@hotelvalora.com. We usually reply within 1-2 business days.