Tourism as a tool for the enhancement and conservation of heritage represents an opportunity for many managers of cultural properties. However, despite the numerous works developed so far on tourism governance, the elaboration of preliminary studies for decision-making in heritage buildings is still a challenge. Considering the ecosystem services approach, an index is proposed which allows tourism and cultural heritage managers to analyze and quantify the level of tourist exploitation (use) of a monument for the services (benefits) that it offers to society. In this paper, a multi-criteria evaluation system was proposed, related to the main use of the building and its relationship with various tourism components, which have been classified as cultural, leisure, recreational, lodging, catering, intermediation, transportation, and event organization. The model has been applied to the Parroquia del Mar (Alicante, Spain) of great cultural relevance, but not exploited for tourism. The results obtained demonstrate the usefulness and validity of the model, considered as a tool capable of bridging the gap between heritage conservation and its touristic use, highlighting the importance of the services offered as necessary attributes for its (re)valuation, combining the social benefits of its exploitation, its touristic use and the awareness of its conservation and protection.

Purpose: This paper attempts to fill the gap that exists in research regarding 20th-century heritage and its social appreciation. The purpose of this paper is to explore different ways of evaluating the heritage value and tourism potential and to propose an innovative model validated in the Zarzuela Hippodrome as an example of cultural asset from 20th century with important economic, social, cultural, aesthetic and architectural aspects. Design/methodology/approach: This study opted for an interpretation of heritage from an ecosystem, integrating and global paradigm, understanding the asset as a set of resources that interact with each other, generating a common and enriched tourist experience among all the elements that make it up. From this perspective, it is conceived that by modifying one of the elements, the whole (tourist) ecosystem will be equally influenced. On the other side, it was incorporated non-parametric techniques based on the implementation of surveys for the validation of the tool to the case study of the Zarzuela hippodrome. Findings: The results suggest that the hippodrome's internal values have been evaluated very positively, while its external values are low. Through this study, the paper has identified several weaknesses that impede its functioning as a viable “tourist product.” The distance from the city center, the lack of available information and the scarce diffusion and tourism promotion are its main weaknesses. The proposed analysis tool reveals the importance of the active participation of visitors to evaluate cultural assets through the combination of aspects related to the conservation of cultural assets and, in turn, elements that encourage their commodification as tourist products, break down barriers between these two disciplines. Research limitations/implications: The management tool proposed in this study can be used to underpin the creation of tourism experiences in cultural or heritage assets by diagnosing the current state of its tourist potential, quantifying its value in relation to the visitors’ perception and making visible those problematic aspects to develop actions to solve them. Although the present study is support for future research, as well as for improving the marketing of heritage in tourist settings, an in-depth analysis of the technical elements of heritage, as well as of its intervention (if applicable), will be necessary for the managers who want to use the tool. Social implications: One of the most differentiating characteristics between the construction typology of 20th-century historical buildings is perhaps the scarcity of decorative ornamentation, with exposed concrete being the main surface coating. Many of these constructions have an important cultural and historical relevance, however, the social perception, as regards its consideration as architectural and artistic heritage seems to reflect discordant aspects. This study provides support as a decision-making tool to determine the existing valuation of a building and how to enhance it. Originality/value: This study takes steps toward the creation of a model that supports decision-makers and owners of cultural assets through a measurement system that makes it possible to quantify and determine the current state of tourism use through the social evaluation of heritage criteria. It defines which are the elements that favor the resilience of the property or, on the contrary, which are those that undermine its enhancement.