South Kuta Boutique Hospitality is an institutional-grade boutique development in Kuta Selatan, Bali — 10 curated suites, a pool-centered concept, and a precision-built operating model designed for yield, longevity, and accelerated capital recovery. Developed and managed by Triproom.id | PT Jam Asia Property, this project represents one of the most capital-efficient boutique hospitality opportunities in South Kuta's premium tourism corridor.
Project Overview
| Dimension | Detail |
|---|---|
| Concept | Boutique pool-centered stay — 10 premium suite rooms across 2 levels, purpose-built for high-density short-stay yield |
| Scale & Structure | Land: ±257.79 sqm · Built Area: ±389.01 sqm · Central pool, private terrace per room, efficient corridor system |
| Location | South Kuta (Kuta Selatan) — premium tourism corridor with strong short-stay demand, proximity to beaches, beach clubs, and lifestyle hubs |
| Management | Triproom.id | PT Jam Asia Property |
Layout Overview
- Pool Center: Central pool as the social and visual heart of the property
- Private Terrace: Every room features a dedicated private terrace
- 4 Carports: Dedicated parking bays at ground level entry
Ground Floor Plan — Lantai 1
The ground floor houses 4 suites, the central pool and pooldeck, the shared lobby and guest lounge, and 4 carports accessible directly from the road. Each ground-floor suite opens to a private terrace directly adjacent to the pool deck — resort-quality indoor-outdoor living at compact scale.
| Element | Detail |
|---|---|
| Rooms 1–4 | Each suite: R. Tidur (bedroom) at ±0.00 with private Terras at -0.05 |
| Pool & Pooldeck | Central pool (Kolam) with pooldeck at -0.20 — the social centerpiece of the property |
| Lobby / R. Tamu | Shared reception and guest lounge at ±0.00, adjacent to pool corridor |
| 4 Carports | Ground-level parking bays accessible directly from road access (Akses Jalan) |
| Dimensions | Floor width: 21.40m · Depth: 10.76m · Bay width: 5.35m each · Corridor (Selasar) at ±3.35 |
Upper Floor Plan — Lantai 2
Six suites occupy the upper floor with a dual-aspect design — front (north-facing) and rear (south-facing) rooms maximizing natural light, ventilation, and terrace privacy. An elevated corridor connects all six suites with staircase access from Lantai 1.
| Element | Detail |
|---|---|
| Rooms 5–7 (Front) | North-facing suites with terrace at ±3.35, bedroom at ±3.40. Bay width 5.35m each |
| Rooms 8–10 (Rear) | South-facing suites with terrace at ±3.35, bedroom at ±3.40. Depth 3.50m per unit |
| Elevated Corridor | Selasar at ±3.35 connecting all 6 upper suites with staircase access from LT1 |
| Dual Aspect Design | Rooms face both front and rear — maximizing natural light, ventilation, and terrace privacy |
| Dimensions | Total width: 21.40m · Depth: 10.76m · Bay module: 5.35m × 4 bays · Rear depth: 3.50m |
Design Concept
Every spatial decision in this boutique development is centered on the pool — the social and visual anchor that transforms a compact 257 sqm site into a resort-caliber guest experience in Kuta Selatan. From carport arrival to room terrace, the guest flow is seamlessly resort-quality.
| Design Element | Concept |
|---|---|
| Pool Center Perspective | Central pool flanked by ground-floor suites, creating a resort-style communal experience within a compact footprint |
| Arrival Experience | Carport entry leads directly to lobby and pool corridor — seamless, resort-quality guest flow from arrival to room |
| Room Terrace (Ground Floor) | Each ground-floor suite opens to a private terrace directly adjacent to the pool deck — indoor-outdoor living maximized |
| Second Floor Corridor View | Elevated walkway with pool views below — the corridor itself becomes an amenity, not just circulation |
| Night Ambience | Warm lighting strategy transforms the property after dark — premium atmosphere that commands higher ADR |
| Material & Mood | Natural stone, wood finish, textured wall, and tropical greenery — pool as the defining centerpiece of the guest experience |
Intimate scale, maximum experience, strong return — Boutique hospitality investment in Bali's premier destination.
Room Distribution & Area Summary
Ten suites are distributed across two floors using a bay module of 5.35m × 4 bays = 21.40m total width with a building depth of 10.76m. All rooms feature private terrace access, ensuring every key generates premium ADR positioning.
| Level | Element | Detail |
|---|---|---|
| Floor 1 (180.81 m²) | Rooms 1–4 | R. Tidur at ±0.00 · Private Terras at -0.05 · Bay width: 5.35m |
| Floor 1 (180.81 m²) | Pool & Pooldeck | Kolam (pool) + Pooldeck at -0.20 — central amenity and social heart |
| Floor 1 (180.81 m²) | Lobby (R. Tamu) | Shared guest lounge at ±0.00 |
| Floor 1 (180.81 m²) | 4 Carports | Ground-level parking · Direct road access |
| Floor 2 (208.20 m²) | Rooms 5–7 (Front) | R. Tidur at ±3.40 · Terras at ±3.35 · North-facing |
| Floor 2 (208.20 m²) | Rooms 8–10 (Rear) | R. Tidur at ±3.40 · Terras at ±3.35 · South-facing · Depth: 3.50m |
| Floor 2 (208.20 m²) | Elevated Corridor | Selasar at ±3.35 · Connects all 6 upper suites |
| Both Floors | Staircase | Single staircase connecting LT1 and LT2 corridors |
Site & Product Design
Design Philosophy
Every spatial decision is driven by two principles: maximizing occupancy potential and minimizing operational complexity. The result is a lean, premium product that performs at scale.
- Central pool as the social anchor — creates ambiance and perceived value without F&B complexity
- Private terrace per room — elevates ADR positioning and guest experience
- Linear corridor layout — reduces staffing needs and simplifies housekeeping logistics
- 10-unit density on 257 sqm — exceptional efficiency for a boutique format
| Design Feature | Investment Value |
|---|---|
| Central Pool Anchor | Drives Instagram visibility and repeat bookings without operational overhead |
| Private Terraces | Each of the 10 suites features dedicated outdoor space — a key ADR driver in the premium segment |
| Operational Efficiency | Two-floor linear layout minimizes circulation waste and supports lean staffing models |
Investment Structure
The project is structured for capital efficiency, with a clearly defined cost-per-key that benchmarks favorably against comparable Bali boutique assets. Total all-in investment is IDR 8.75B, translating to approximately IDR 875M per key across 10 suites.
| Component | Amount | Notes |
|---|---|---|
| Land Cost | IDR 1.2B | Strategically acquired in South Kuta's high-demand corridor |
| Construction Cost | IDR 7.55B | Full turnkey build including FF&E, permitting, and pre-opening |
| Total Investment | IDR 8.75B | All-in capital required — ~IDR 875M per key across 10 suites |
| Cost Per Key | IDR 875M | Lean cost per unit relative to Bali boutique benchmarks — strong ROI foundation |
Operating Model
Revenue Formula
Revenue = Occupancy × Available Room Nights × ADR. The model is deliberately lean — no heavy food & beverage operation, no large banquet infrastructure. Revenue is driven purely by room yield, enabling tight cost control and high net margins.
Net Income = 45% of Total Revenue — achieved through disciplined cost architecture and scalable staffing.
| Cost Layer | % of Revenue | Description |
|---|---|---|
| Operational Cost | 40% | Staffing, utilities, maintenance, OTA commissions, and day-to-day operations |
| Management Fee | 15% | Professional property management ensuring consistent standards and booking performance |
| Net Income Margin | 45% | Revenue flows to investors — well above industry average for comparable boutique formats |
Operating Performance
Net income grows steadily through a combination of occupancy stabilization and disciplined ADR escalation. The ramp-up model reflects realistic market conditions for a new boutique entrant in South Kuta.
| Year | Net Income | Notes |
|---|---|---|
| Year 1 | IDR 1.54B | Initial ramp — 55% occupancy target |
| Year 2 | IDR 1.81B | ADR and occupancy building through OTA reviews |
| Year 3 | IDR 2.10B | Stabilizing toward 65–70% occupancy |
| Year 4 | IDR 2.69B | Full brand equity and OTA review velocity |
| Year 5 | IDR 3.24B | Mature operation — 80%+ occupancy target |
From IDR 1.54B in Year 1 to IDR 3.24B by Year 5 — a 110% increase in net income over the five-year horizon, driven by ADR growth of ~10% per annum and occupancy climbing from 55% toward 80%+.
Monthly Performance Trends
Seasonality peaks in July–August and December, driven by international leisure arrivals. The property stabilizes toward consistent 70–80% occupancy by Year 3 as brand equity and repeat bookings compound.
Cashflow Recovery
The cumulative cashflow curve demonstrates a clear trajectory from initial capital deployment to full recovery. Break-even is projected between Year 4 and Year 5, with the investment turning positive at approximately Year 4.3.
Capital recovery achieved between Year 4 and Year 5. By Year 5, cumulative net positive cashflow reaches IDR 2.62B — representing a clear return of capital plus profit.
IRR Analysis
| Metric | Value | Context |
|---|---|---|
| 5-Year IRR | ~32% | Strong early capital recovery effect amplifies short-horizon returns above industry norms |
| Long-Term IRR | ~29% | Sustained through compounding ADR growth and stable occupancy beyond Year 5 |
| Payback Period | ~4.3 yrs | Full capital recovery well ahead of comparable Bali hospitality benchmarks of 6–8 years |
A 5-year IRR of ~32% places this project in the top quartile of boutique hospitality investments in Southeast Asia. The accelerated recovery is driven by the lean operating model and South Kuta's high-demand tourism fundamentals.
Cashflow Waterfall
Capital flows through a disciplined transformation cycle — from total investment through revenue generation, cost absorption, and net income distribution. Each rupiah invested is working efficiently toward compounding returns.
| Stage | Amount (IDR M) | Direction |
|---|---|---|
| Total Investment | 8,750M | Deployed capital |
| Gross Revenue (Y1–Y5) | +18,600M | Total revenue over 5 years |
| Operating Cost (40%) | -7,440M | Staffing, utilities, OTA, maintenance |
| Management Fee (15%) | -2,790M | Professional management fee |
| Net Income (45%) | +8,370M | Investor return before capital recovery |
| Capital Recovery | -8,750M | Return of initial investment |
| Net Profit | +2,620M | Surplus above full capital return |
| Total Value | 19,400M | Cumulative value generated |
The 55% total cost ratio is deliberately held lean — no restaurant operations, no large event infrastructure. This compounding effect is what drives the sub-5-year payback.
Construction Cost Breakdown
Phase 1 — Pre-Development & Permitting
Estimated IDR 250M–350M (3–5% of total construction budget). This phase establishes the legal and technical foundation of the entire project and is non-negotiable for compliance and risk management.
| Item | Scope |
|---|---|
| Architecture & Design | Full architectural drawings, 3D visualization, and design development — critical for contractor tendering accuracy and permit submission |
| Engineering | Structural, mechanical, electrical, and plumbing engineering studies — ensures build integrity and code compliance across all systems |
| PBG / SLF Permitting | Building approval (PBG) and operational safety certificate (SLF) — mandatory government permits for legal construction and hotel licensing |
| Legal & Survey | Land title verification, boundary survey, notarial fees, and investment structuring legal costs — protects capital from title and compliance risk |
Phase 2 — Hard Cost
The largest single cost category at IDR 4.5B–5.0B (60–65% of total). This covers all physical construction works from ground-breaking to watertight completion.
| Item | Scope |
|---|---|
| Structure | Foundation, columns, beams, and reinforced concrete slabs across 2 floors — engineered for long-term durability in Bali's tropical climate |
| Architectural | Walls, flooring, roofing, interior and exterior finishing — premium materials specified to support boutique ADR positioning |
| MEP Systems | Full electrical, plumbing, and split-AC systems across all 12 suites and common areas — engineered for low maintenance and energy efficiency |
| External Works | Central pool, pool deck, tropical landscaping, and carport — these elements directly drive perceived value and daily rate premium |
Phase 3 — Soft Cost
Estimated IDR 600M–900M (8–12% of total). Soft costs are the management layer that keeps the project on time, on budget, and fully insured — underestimating this category is one of the most common execution risks in Bali development.
| Item | Scope |
|---|---|
| Project Management | Dedicated PM oversight throughout construction phases — ensures schedule adherence and contractor accountability |
| Site Supervision | On-site quality control and daily progress monitoring — critical for maintaining build standards and identifying issues early |
| Administration & Insurance | Construction all-risk insurance, administrative costs, documentation, and reporting — protects investor capital against unforeseen construction events |
| Contingency Reserve | A prudent buffer for scope adjustments, material price fluctuations, and unforeseen site conditions — standard practice in responsible development underwriting |
Phase 4 — FF&E (Furniture, Fixtures & Equipment)
Estimated IDR 1.2B–1.5B (15–20% of total). FF&E is the guest-facing layer of the investment — the physical touchpoints that define perceived quality, justify the ADR, and generate reviews that drive repeat occupancy.
| Item | Scope |
|---|---|
| Room Furnishings | Premium bed frames, mattresses, wardrobes, bedside units, and curated lighting for all 12 suites |
| Bathroom Fixtures | Designer sanitary ware, rainfall showers, vanity units, and premium hardware — key to five-star review scores |
| Public Areas | Lobby seating, pool loungers, umbrellas, and decorative elements that reinforce the boutique identity and social media presence |
| Operations Equipment | Full linen par stock, housekeeping equipment, laundry systems, and technology infrastructure for PMS and OTA connectivity |
Turnkey Cost Summary
Total project investment of IDR 7.55B encompasses all costs from first permit to operational day one — a complete, investment-ready figure with no hidden line items.
| Phase | Amount | Scope |
|---|---|---|
| 1 — Pre-Development | ~IDR 300M | Permits, architecture, engineering, legal |
| 2 — Soft Cost | ~IDR 800M | PM, supervision, insurance, contingency |
| 3 — FF&E | ~IDR 1.4B | Furniture, fixtures, equipment, linen |
| 4 — Hard Cost | ~IDR 4.8B | Structure, architecture, MEP, external works |
| Total Construction Cost | IDR 7.55B | Fully inclusive turnkey delivery across 12 premium suites and all common areas |
Total Construction Cost: IDR 7.55B — fully inclusive turnkey delivery across 12 premium suites and all common areas.
Cost Allocation & Efficiency
| Category | % of Total | Amount |
|---|---|---|
| Hard Cost | 65.75% | IDR 4,800M |
| FF&E | 19.18% | IDR 1,400M |
| Soft Cost | 10.96% | IDR 800M |
| Pre-Development | 4.11% | IDR 300M |
| Total | 100% | IDR 7,300M |
At IDR 629M per key (construction only) and IDR 729M all-in, this project benchmarks lean against comparable Bali boutique builds that routinely exceed IDR 900M–1.2B per key — confirming a cost-efficient, premium-positioning development strategy.
Project Timeline
Total construction-to-opening window: 13–18 months. The phased schedule is designed for pace without compromise — faster delivery directly accelerates revenue onset and enhances IRR.
| Phase | Timing | Scope |
|---|---|---|
| Phase 1 — Pre-Development | Months 1–2 | Design, engineering, and permitting — legal and technical foundation established |
| Phase 2 — Permit & Tender | Months 2–4 | PBG approval secured — contractor selection and mobilization finalized |
| Phase 3 — Construction | Months 4–10 | Structure (4–6), architecture (6–9), MEP systems (7–10) — core build complete |
| Phase 4 — Finishing & FF&E | Months 9–12 | Interior fit-out, furniture installation, pool and landscape completion |
| Phase 5 — Pre-Opening | Months 12–13 | Staff onboarding, SOP implementation, OTA listings and marketing launch |
| Phase 6 — Stabilization | Months 13–18 | Occupancy ramp-up — brand equity builds toward 70–80% stabilized occupancy |
Construction Milestones
Four critical milestones gate capital deployment and mark measurable progress toward revenue generation. Each milestone represents a decision point for the investor and a risk reduction event for the project.
| Milestone | Timing | Significance |
|---|---|---|
| Permit Approval | Month 3–4 | PBG issued, contractor mobilization begins — legal foundation secured |
| Structure Complete | Month 6 | All columns, slabs, and roof structure finished — hard cost majority disbursed |
| Soft Opening | Month 13 | FF&E installed, OTA listings live, first guests welcomed — revenue clock starts |
| Break-Even | Year 4.3 | Cumulative cashflow turns positive — capital fully recovered ahead of Year 5 |
Timeline Strategy
In hospitality real estate, time is yield. Every month of construction delay is a month of foregone net income — directly eroding the IRR that makes this investment compelling.
| Factor | Impact |
|---|---|
| Faster Build = Earlier Revenue | Each month of accelerated delivery adds approximately IDR 128M in annualized net income. Completing at Month 12 vs. Month 16 is worth ~IDR 512M in recovered yield |
| Direct IRR Impact | A 2-month schedule improvement can increase the 5-year IRR by 1.5–2.5 percentage points — a material effect at institutional investment scale |
| Early Completion Advantage | Entering the market ahead of competing boutique openings in South Kuta captures first-mover ADR premium and builds critical OTA review velocity before competition intensifies |
Investment Highlights
| Highlight | Detail |
|---|---|
| IRR >30% | 5-year internal rate of return placing this asset in the top quartile of SEA boutique hospitality investments |
| ~4.3 Year Payback | Full capital recovery well ahead of Bali hospitality benchmarks — investor capital at risk for a clearly defined, short window |
| Strong Cashflow Growth | Net income doubles over 5 years, from IDR 1.54B to IDR 3.24B — driven by compounding ADR and occupancy gains |
| Efficient Land Use | 10 revenue-generating keys on 257 sqm — among the most capital-efficient land utilization ratios in South Kuta boutique development |
| High-Demand Location | South Kuta's premium tourism corridor — proximity to Bali's most active beach clubs, lifestyle destinations, and international transit hub |
| Scalable Model | The boutique format and operational playbook are replicable across adjacent land parcels — laying the foundation for a portfolio strategy |
Risk & Mitigation
Every investment carries execution risk. This project's risks are well-identified, actively managed, and structurally mitigated through operational design — not assumed away.
| Risk | Mitigation |
|---|---|
| Occupancy Fluctuation | Risk: Bali seasonality creates off-peak softness, particularly April–June and September–October. Mitigation: Dynamic pricing strategy with OTA rate management software adjusts nightly rates in real time to maximize RevPAR across all seasons |
| ADR Pressure | Risk: Increasing boutique supply in South Kuta could compress achievable daily rates over time. Mitigation: Early OTA review accumulation, curated design identity, and direct booking channel development create pricing insulation from commodity competition |
| Competitive Landscape | Risk: New supply entering the South Kuta corridor as demand growth attracts developers. Mitigation: First-mover advantage, lean cost structure, and disciplined cost control protect margins even in more competitive environments |
Final Investment Thesis
This project represents a high-efficiency boutique hospitality asset delivering strong cashflow, accelerated capital recovery, and scalable long-term returns in South Kuta's premium tourism corridor.
| Pillar | Detail |
|---|---|
| Capital Efficiency | IDR 8.75B total investment · IDR 875M per key · Lean cost architecture benchmarks below Bali peers while delivering premium guest experience |
| Yield Excellence | 45% net margin · ~32% 5-year IRR · Sub-5-year payback · Net income growing to IDR 3.24B by Year 5 |
| Location Moat | South Kuta's tourism fundamentals — international arrivals, beach club culture, and lifestyle demand — create durable underlying demand for premium short-stay accommodation |
Exit Value at Year 5
| Scenario | Exit Value | Context |
|---|---|---|
| Year 5 EBITDA Proxy | IDR 3.24B | Stabilized annual net income at full operating maturity |
| Conservative Exit (8x) | IDR 25.9B | Appropriate for a new, unbranded boutique asset with 5 years of trading history |
| Premium Exit (12x) | IDR 38.9B | Achievable with strong OTA reputation, branded management, and stabilized cashflow track record |
| Equity Multiple | 3.0x–4.4x | Against total investment of IDR 8.75B — exit value represents 3.0x to 4.4x gross equity multiple, excluding interim cashflows |
Including five years of cumulative net income plus the Year 5 exit value, total investor proceeds range from IDR 34B to IDR 47B against an IDR 8.75B initial investment — a compelling total return profile by any institutional measure.