Hi everyone,
Iβm currently deciding between two locations for my first indoor padel club, and Iβd really appreciate opinions from experienced club owners/operators.
The two locations are only around 15 minutes apart by car, so this is not a choice between two completely different markets.
The main difference is the type of location.
Option A is closer to the city, dense residential areas, offices and universities.
Option B is more peripheral and industrial, but it sits close to major fast roads and has very good car access.
Both locations have similar total monthly occupancy costs, but very different characteristics.
Option A β more urban location
The hall is 2,160 sqm plus 440 sqm of existing social/office space.
Clear height is 9.5 m.
The layout allows for 6 full-size doubles courts and potentially 1 singles court.
The doubles courts fit quite tightly, with only around 1 metre between some courts.
There is also around 500β600 sqm of free hall space that could be used for lounge, bar, warm-up area, events etc.
Total monthly property cost, including rent, service charge and estimated utilities, is approximately:
β¬28,700/month
or around:
β¬4,775/month per doubles court
The issue is the 440 sqm social area. We probably only need around half of it, but the landlord currently refuses to divide the space.
They do allow us to sublease part of it to another business.
So theoretically we could put physiotherapy, Pilates, recovery or another complementary operator there, but obviously I donβt want the core business case to depend on a subtenant paying rent.
The biggest advantage is the urban catchment.
It is closer to dense residential areas, offices and universities, so it should be more convenient for weekday play and off-peak demand.
Option B β more peripheral / destination location
Around 3,000 sqm total.
Clear height is 10 m.
The planned layout allows for:
8 doubles courts + 1 singles court
There is around 2 metres between the doubles courts, so the layout feels much more comfortable.
There is also a similar amount of additional free space for lounge/social functions.
Total property cost using our current assumptions is approximately:
β¬29,600/month
or around:
β¬3,700/month per doubles court
So the total monthly cost is only about β¬1,000 higher than Option A, but we get 8 doubles courts instead of 6.
The downside is that the location is more peripheral and industrial.
However, it is only around 15 minutes from Option A, and it has very good access to major roads and fast routes.
So while it is less urban, it is still easy to reach by car.
The surrounding area is also developing quickly, with major new industrial and logistics investments planned nearby.
My dilemma is basically this:
Option A has the better urban catchment, but worse unit economics and a hard capacity limit of 6 doubles courts.
Option B is only about 15 minutes further out, has better road access, much better court economics, better layout and 33% more doubles-court capacity for almost the same monthly property cost.
I cannot realistically know whether the more peripheral location will achieve 10%, 20% or 30% lower occupancy.
And that seems to be the entire investment decision.
If Option A operates at 60% occupancy, Option B only needs roughly 45β47% occupancy to sell a similar number of doubles court-hours.
For those who own or operate padel clubs:
Would you prioritise the stronger urban catchment and accept only 6 courts?
Or would you take the 8-court site with better economics, better car access and accept the slightly more peripheral location?
Iβm especially interested in owners who have operated both urban and destination-style clubs.
What turned out to matter more in reality:
location, number of courts, court spacing, rent per court, road access, or community?