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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 :
-
Villa Pantai : Sea view private type bungalow with private balcony and living room
-
Villa Air : On the sea water type bungalow with private balcony and living room as well private swimming pool ( tba )
-
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.
-
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 :
-
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.
-
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.
-
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 :
-
Why People want to stay in Nirvana ~ Roemah Air ?
-
Why people want to have meal in Nirvana ~ Roemah Air ?
-
How are we going to attract people to visit Nirvana ~ Roemah Air ?
-
Who are our target market ?
-
How to make reservation ?
»
Answer :
Why People want to stay in Nirvana ~ Roemah Air ?
-
It's a unique product
-
So far it is the only one available in the area
-
Value for money ~ affordable for local market
-
International standard products and services
-
Family oriented ~ fun for children
-
Offers real privacy
-
Peaceful and tranquil
-
Romantic
-
Classy and boutique
-
Professional and friendly service ( efficient and consistent )
-
Great restaurant with delicious fresh sea food
-
Easy to book
Why people want to have meal in Nirvana ~ Roemah Air ?
-
The best fresh sea food in Lombok
-
Value for money
-
Unique products, which is the natural and excellent blend of romantic, classy and fun restaurant
-
Hygienic and clean atmosphere
-
International standard of products and services
How are
we going
to
attract
people
to visit
Nirvana
~ Roemah
Air ?
-
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.
-
Producing
superb
and
classy
brochures,
and
distribute
them to
the main
principals,
such as
: Travel
Agents,
Airlines,
Hotels,
etc.
-
Applying
the
effective
and
correct
pricing
strategy
based on
the
basic
concept
of :
Value
for
Money
products.
-
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.
-
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.
-
In
regards
with the
local
community,
we need
to offer
commission
and free
meal for
the
boatmen
and/or
drivers.
-
To hire
a
professional
sales
executives,
based in
Lombok,
Bali and
Jakarta
-
Implementing
easy and
efficient
reservation
system.
-
If
necessary
to
provide
shuttle
service
from and
to City
or
Senggigi
area (
subject
to
availability
)
Who are
our
target
market ?
-
Middle
and up
class
local
community,
which is
consisting
of :
businessmen,
families
and
government
institution
as well
as
corporations.
-
Local,
Domestic
and
International
Leisure
market.
-
MICE,
airlines
and
event
organizers.
How to
make
reservation
?
-
Reservation
center
is in
Lombok,
which is
then to
coordinate
all
reservation
center
in Bali
and
Jakarta.
-
Can be
done by
telephone,
fax and
e-mail.
»
Questions :
-
Why
people
DO NOT
want to
stay in
Nirvana
~ Roemah
Air ?
-
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 ?
-
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
-
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.
-
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.
-
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.
-
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 )
-
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.
-
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.
-
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.
-
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 )
-
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.
-
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
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