» Foreword

The needs of having an excellent resort yet affordable is still anxiously expected by the market, not only by the overseas tourists but also domestic and even the local. Most of the investors are focusing their effort and money in Senggigi area, which is not wrong ! and very small efforts have been done in certain special "remote" area, nevertheless, full of prospect and potentiality. 

While their colleagues in Senggigi area or City center are still suffering from the low or moderate occupancy - some hotels with special and unique character located in special remote area enjoy a high yield income from the upper class market. 
Have a quick look in the area like Kuta Beach, Medane or Gili Trawangan, there are hotels with excellent result of business. Why ? it is simply because people wish to have different atmosphere, being away from the daily hectic life, enjoy the luxurious service and being pampered by the nature, of course the technical factors such as professional management and manpower will also influence. That is exactly why highly respected international hotel chains are willing to invest their money and energy in such area.

Nirvana Roemah Air : in the village of Medang - Sekotong Tengah, Lombok Barat - NTB, has all what the tourist dream of ! It is a real boutique resort : extremely unique ! - it is a combination of "Crystal Turquoise and Silky Green" environment : the Medang Bay with its Mangrove forest ! It simply fills the dreams of many people to have a little adventure while enjoying the luxurious comfort of the resort. Each of the accommodation type are specially designed and constructed to meet the international standard of comfort and safety, environment friendly and each of them has its own special unique character and ambiance : one may observe the crabs or coral fish under the shallow water from their room or even can swim together with those friendly creatures in their private swimming pool - otherwise they can also listen to the nature orchestra by the birds, heron and seagull dwelling in the mangrove forest, no matter which type of accommodation the guest choose to stay in - they definitely will find it so amusing and relaxing.

The resort will be independently managed by the international experienced team - have been involved in various highly respected international hotel chains and posses lots of domestic and international channels of marketing to ensure the business will run successfully.

There will be four types of accommodation provided in Nirvana Roemah Air :

1. Villa Pantai : Sea view private type bungalow with private balcony and living room

2. Villa Air : On the sea water type bungalow with private balcony and living room as well private swimming pool ( tba )

3. Villa Laut : Floating on the sea water type bungalow with private balcony and living room. Each unit has also a private butler service, whom will also be acting as the safe guard and room attendant.

4. Villa Pohon : Constructed in the mangrove forest on the branches and roots of the trees, each unit has private balcony and living room ( tba ).

Each room except Villa Laut is fully equipped with AC on top of the mini bar, private safety box, and stereo set.

A 145m2 on the water restaurant which is located approximately 30m off the beach, called Bintang Laut Bar & Restaurant is available, serving fresh Sea food menu.

An exclusive SPA will also be built in the middle of Mangrove forest, with its exotic ambiance for romantic experience.

In the mean time, initial preparation has been doing and the soft opening is expected to be launched by middle of 2004. Nirvana Roemah Air is definitely going to be the future tourism icon in Lombok and you may take part of the ownership of this fabulous resort.

In the next pages you will find the interesting alternative of investing your money in a healthy and prestigious way !

Mataram, 01 December 2003

Awan Aswinabawa
C.E.O

THE PROFILE

» Management Team

Nirvana Roemah Air Resort in Medang - Sekotong Tengah, Lombok is owned and managed by CV. Manunggal Aswinabawa Sejahtera located in Lombok, with the following profile :

Drs. H Harun Al Rasyid M.s
Chairman
One of the most reputable personality in the country, he has recently accomplished his incredible service as the Governor of West Nusa Tenggara. Formerly he was the Deputy Governor of special region of DKI Jaya - Jakarta where he spent most of his career for the last 30years with the government.

Baiq Rosilawati
Vice Chairman
The publisher and owner of Majalah Inilah - the first and only international multilingual magazine in West Nusa Tenggara, which is specialized in tourism. She is also actively involved in Lombok Sumbawa Promotion Board as the Operation Manager, coordinating all destination marketing and promotion activity. 

Awanadhi Aswinabawa
C.E.O 
Has a various and comprehensive experience for more than 18years in the hospitality industry both in hotel & restaurant as well as in Tour & Travel Operating business, in Indonesia and overseas.
President of PT. A&T Holidays Tours & Travel - one of the leading Travel & Tour Operator in NTB
Managing Director of CV.Wahana Loka Transport - owning and managing deluxe tourist buses and vans in Lombok.

Nirvana Roemah Air itself will be managed by an independent team with various experience in the hotel business. As soon as the project is ready to be kicked off - A caretaker of the resort will be hired and he/she will immediately recruit his/her hotel management team.

THE INVESTMENT PROPOSAL

The investment is based on 20 years contract, meaning that the investor is entitled to own 1 ( one ) or more units of accommodation that is offered by CV. Manunggal Aswinabawa Sejahtera during the stated duration above.

The Selling Rate of the unit :
Villa Pantai    : U$30.000.00
Villa Air          : U$40.000.00
Villa Laut       : U$35.000.00

During the ownership of the unit - under the separate contract of management agreement with CV. Manunggal Aswinabawa Sejahtera, the investor has to release totally the management of the unit that belong to him/her to the management of Nirvana Roemah Air resort. This include the operational of the unit, sales & marketing, staffing and maintenance of the unit. 

As for Villa Laut unit, the duration of the management agreement contract is valid for 5years and renewal of the contract is subject to further negotiation between CV. Manunggal Aswinabawa Sejahtera and the investor.

Fees will charged to the investor as the following :

1. Operation and Maintenance Fee
   This fixed amount of fee has to be paid to the management based on monthly basis. The agreed amount can be deducted from the result of the unit rental.
   The amount is Rp.1.000.000,- ( one million rupiahs ) net / month - the fund is mostly required for funding the cost of staffing and maintenance of the respected unit.
   Once a year the major renovation fund must be allocated for each unit, amounting : Rp.5.000.000 / year ( five million rupiahs ). The above stated amount is subject to regular review based on annual basis - in special circumstances, such as damages caused by force major reason, accidents, etc - therefore by the agreement of each individual owner unit, the property can be renovated using the available fund apart from the above stated amount.
   

2. Management and Sales & Marketing Fee
   It is calculated based on the profit sharing of 25% ( twenty five percent ) after tax of the total income of the unit is deducted for the Management and Sales & Marketing effort.
   

3. Important
   The above amount and percentage are subject to evaluation and alteration, in accordance with the situation and condition of the market performance in term of income and cost fluctuation.

ROI ( Return of Investment ) ~ Please see Attachment 1

Based on the above calculation, it simply can be predicted that within approximately 3years, the return of investment should be able to be achieved.

The investment calculation as described in Attachment 1 : is based on the conservative assumption of selling room rate and occupancy - for such quality with its excellent and comprehensive facilities - the selling room rate should easily reach at least U$75.00net/room/night. For comparison : The average selling room rate ( bungalow type ) of a 4star hotel in Kuta beach is U$175.00 / room / night, while in Medane area is U$430.00 / room / night, in Senggigi the most luxurious villa type is U$250.00 / room / night and a 5star hotel also in Sengigigi ( the regular superior room ) is U$115.00 / room / night.

SWOT Analysis

» Questions :

1. Why People want to stay in Nirvana ~ Roemah Air ?

2. Why people want to have meal in Nirvana ~ Roemah Air ?

3. How are we going to attract people to visit Nirvana ~ Roemah Air ?

4. Who are our target market ?

5. How to make reservation ?

» Answer :

Why People want to stay in Nirvana ~ Roemah Air ?

1. It's a unique product

2. So far it is the only one available in the area

3. Value for money ~ affordable for local market

4. International standard products and services

5. Family oriented ~ fun for children

6. Offers real privacy

7. Peaceful and tranquil

8. Romantic

9. Classy and boutique

10. Professional and friendly service ( efficient and consistent )

11. Great restaurant with delicious fresh sea food

12. Easy to book

Why people want to have meal in Nirvana ~ Roemah Air ?

1. The best fresh sea food in Lombok

2. Value for money

3. Unique products, which is the natural and excellent blend of romantic, classy and fun restaurant

4. Hygienic and clean atmosphere

5. International standard of products and services

How are we going to attract people to visit Nirvana ~ Roemah Air ?

1. Persistent and progressive promotion by maximizing any available media, such as : local newspaper, radio, direct mail, fax blitz, internet, web site and bulk-mail, etc., as well as to organize regular events ( trio batak, acoustic band, etc ) and fam. Trips for travel agents.

2. Producing superb and classy brochures, and distribute them to the main principals, such as : Travel Agents, Airlines, Hotels, etc.

3. Applying the effective and correct pricing strategy based on the basic concept of : Value for Money products.

4. Mouth to mouth promotion by emphasizing the great and delicious sea food, to hire excellent chef and good hotel background manager. This is aimed for a consistent products and services, therefore, a regular and discipline products and service training must be conducted, for the rank and file staff.

5. Coordinate the local community : Lembar and Tawun fishermen village in order to help us providing good, safe and affordable transportation, this is also to grab attention and positive response / support from the local community.

6. In regards with the local community, we need to offer commission and free meal for the boatmen and/or drivers.

7. To hire a professional sales executives, based in Lombok, Bali and Jakarta

8. Implementing easy and efficient reservation system.

9. If necessary to provide shuttle service from and to City or Senggigi area ( subject to availability )

Who are our target market ?

1. Middle and up class local community, which is consisting of : businessmen, families and government institution as well as corporations.

2. Local, Domestic and International Leisure market.

3. MICE, airlines and event organizers.

How to make reservation ?

1. Reservation center is in Lombok, which is then to coordinate all reservation center in Bali and Jakarta.

2. Can be done by telephone, fax and e-mail.

» Questions :

1. Why people DO NOT want to stay in Nirvana ~ Roemah Air ?

2. Why people DO NOT want to have meal in Nirvana ~ Roemah Air ?

» Answer :

Why people DO NOT want to stay or having meal in Nirvana ~ Roemah Air ?

1. Too Far and not easy to find public transportation

   Solution :

   It is only 45 minutes from Cakra to Medang OR 30minutes by boat from Lembar, we also provide shuttle service with reasonable cost from Mataram Mall and Senggigi

   
   

2. Expensive for local market

   Solution :

   As much as possible the price is equalized to local buying power, the local community is encouraged to stay in Nirvana for weekend and for entertainment. Nirvana is not only the place for spending the night but MORE for the best alternative of having fun and unique experience. Therefore, excellent brochure and progressive marketing is absolutely required.
   

   
   

3. Difficult to reach ~ have to take the boat as well from Lembar

   Solution :

   We coordinate the local Lembar fishermen to provide good, safe and cheap transportation for all guests. We subsidize the cost of the boat and offer free meal for the boatmen. While 10% commission is offered if they bring guests to stay in Nirvana.
   

   
   

4. Low standard of boat transportation

   Solution :

   Cooperate with Lembar boatmen – discuss with local authority if this can be coordinated by selecting the appropriate boats only.
   

   
   

5. Slow and un-professional services ( lack of training and im-polite / not friendly )

   Solution :

   Conducting pre-opening training, especially for the rank and file staff, and this training must be consistently done during the operation. Cooperate or hire the professional and right trainer with reputable “international standard” experience. The briefing must be done also to the local community in Medang so that they also can help us giving correct understanding and attitude ( Kades, Camat etc )
   

   
   

6. Dirty and not safe

   Solution :

   Regular monitoring and control will help us keeping the area safe and clean. Local authority with security team to coordinate the issue.
   High standard of discipline and correct attitude of all staff is ABSOLUTELY needed, to also implement environment friendly by carefully watch / monitoring the hygiene and sanitation ( especially for the waste and trash ).
   A special and exclusive safe guard at each Roemah Air is provided 24hours, the main role is not only to keep the place safe and comfortable but also to function as the personal assistant, such us : boatman, diver, swimmer, fisherman, etc. Each Roemah Air is completely equipped with a fire distinguisher, life jacket, emergency light, private boat and HT ( communication system ). On top of that Roemah Air is capable to carry the maximum weight of 10ton, while the regular weight of the building without guests is only 2ton. On top of that, each unit of Roemah Air is anchored approximately 200meters from the shore which can be easily reached within seconds.
   

   
   

7. Not comfortable to stay ~ shaky and possible to cause sea sick

   Solution :

   Has been well tested and the house can be moved to the safer place incase of strong wind and wave. Therefore, by inviting right people to stay in will be very useful. The regular rooms ( on the land ) are also provided in case people feel not comfortable to stay in Roemah Air.
   

   
   

8. Boring environment

   Solution :

   Adventurous activities can be easily arranged, such as : fishing, diving, traditional boating or swimming at the sea pool are interesting options to do.
   
   

9. Lousy food

   Solution :

   To hire great chef / cook with international reputable experience, together with the hotel manager. The main dishes will be ; FRESH SEA FOOD ! which will be aimed to : International taste ( Bule ), Domestic taste ( Java ) and Local Taste ( Pedas )
   

   
   

10. Difficult to make reservation

    Solution :

    Implementing reservation system in Cakra, which will also coordinate the whole reservation system in Bali and Jakarta. 80% of the seats and rooms are under control of Cakra reservation system, while the rest of 20% quota is under property control, this is dedicated to walk-in guests.
    

    
    

11. Too windy

    Solution :

    Some of the restaurant area will be surrounded by the glasses to protect the guests from strong wind and rain.

Documents Attachments:

Investment Calculation in WEB

Sample of Management Contract Nirvana Roemah Air