Solutions · For investment funds, family offices & asset managers

Hotel FF&E portfolio programme One standard. Every property. Fixed price per key.

The precision of a system, the taste of a five-star interior designer – for investors who develop several hotels and need FF&E as a predictable line in the business plan.

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175
Rooms, one standard
3
Production regions
1
Standard for every property
1 week
to a price per key

The challenge

Every new property starts from zero. It shouldn’t.

The ambition. You are not furnishing one hotel – you are developing several. Your model runs on fixed costs per key and fixed opening dates.

The wall. New tenders, new suppliers, new prices – for every house. The risk. One late delivery, and the opening slips – and with it the return.

The Portfolio Programme

Define once. Roll out everywhere.

I

Define your standard

Together with our interior designers we define your room types, materials and finishes – with the eye of a 4- and 5-star designer.

II

Mock-up room & price per key

A complete mock-up room is built and signed off. From it we calculate a fixed price per key, valid for your whole programme.

III

Roll out, property by property

Every further property draws on the same standard, adapted to its floor plan and location. Produced where it makes sense – delivered and installed by our own teams.

We don't have one factory per country. We have several. So we don't produce where we have to — we produce where it is right for your project.

Who it is for

For investors who think in portfolios.

Owners & investorsInvestment funds & asset managers
Operating companiesFamily offices
Family offices & private investorsDevelopers with several hotel projects
DevelopersHotel & serviced-apartment portfolios
General contractorsBrand-standard rollouts
Hotel groupsFF&E at a fixed price per key

THE HEIMAT · Arlberg, Austria

Six months. 30 apartments. In the middle of the pandemic.

No catalogue photography on this page. This is a building at 1,495 metres as we took it on, and the same building in operation. Six months in between: sampling, production in Eastern Europe, installation in Austria — at a time when borders were closed and supply chains had broken down.

Under construction

Wall panelling and furniture for 30 apartments, produced in our Eastern European partner factories and installed on the mountain. From sampling to the last fitted light.

1,495 metres — delivery is part of the calculation — ON HORECA
1,495 metres — delivery is part of the calculation
30 apartments, one construction phase — ON HORECA
30 apartments, one construction phase
Fit-out before the furniture goes in — ON HORECA
Fit-out before the furniture goes in

Open

The same rooms after installation and handover. No middleman, no general contractor: one point of contact from the factory to the last fitted light.

Kitchen and living: fit-out and furniture from one source — ON HORECA
Kitchen and living: fit-out and furniture from one source
Seating built in series from the approved sample — ON HORECA
Seating built in series from the approved sample
The building in operation — ON HORECA
The building in operation

Case study · Mecklenburg Lake District

SCHLOSS Fleesensee: 175 rooms, one standard.

“175 rooms is not a design exercise. It is one specification, produced and delivered without a single deviation — that is the discipline a house of this size needs.”

Oliver Nikoleit · Founder & Owner, ON HORECA

View the project →

Your documents

Tender, permits, room schedule – send us everything.

Upload tenders, building permits, plans, bills of quantities or brand standards in one step – as PDF, DWG, IFC, Excel, GAEB or ZIP. Within one week you receive a price per key for your programme.

Upload documents

FAQ

Questions funds and family offices ask us

What is the ON HORECA Portfolio Programme?

A hotel FF&E standard defined once and rolled out across several properties: one design, one specification, a fixed price per key – adapted to each property’s floor plan and location.

Where is the furniture produced?

First choice is regional production in the country of the project – here in the UK, or in Germany, France or Spain. When volume, timing or budget call for it, with our partner workshops in Eastern Europe. As a second option for portfolio volumes, with our strategic partners in Asia. The system stays the same – you decide what goes where.

Does production in Asia meet 4- and 5-star standards?

Yes. Renowned, internationally known 4- and 5-star hotel chains are furnished with our strategic partners in Asia. Every series starts with a signed-off mock-up room, and quality is checked before every shipment.

How does the fixed price per key work?

Once your standard and mock-up room are approved, we calculate a price per room type that applies to the whole programme – no new tenders, no price drift from property to property.

Who handles freight, customs and installation?

We do. Shipped container by container, loaded floor by floor and installed on site by our own teams – with one point of contact for the whole portfolio.

From what size does the programme make sense?

Typically from three properties or a few hundred keys. Single hotels we furnish with our proven workshops across Europe – see Investors & Operators.

Does the furniture meet fire-safety standards?

Yes — EN 1021 / B1, Crib 5. Test certificates come with every order.

Solutions

More solutions

Concept & Interior DesignDesigned in-houseOutdoor & TerraceRestaurant seating, patio & shadeArchitects & DesignersBuilt to your designHotel RefurbishmentWhile you stay openRestaurants & BarsFit-out & furnitureBeach ClubsBuilt for sun and saltLuxury Villas MallorcaVillas, fincas, townhousesSki Chalets & Mountain HotelsFit-out at altitudeAll solutions→

Trendy Concepts in Europe

What Europe is building now.

Group Stay · Serviced Apartments · Longevity Living · Co-Living · Lodges – planned, produced and installed by us.

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Let's create something
extraordinary.

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Interior design project reference image by ON HORECA
Furnishing & Interior Solutions by ON HORECA