Development assumptions
Basic site works, water / wastewater, utilities, FF&E, engineering, permits, project management, shared pool allowance, landscaping, and contingency are included. Additional difficult site works and PPN/VAT are excluded.
Model 5
Boutique Accommodation Scenario
Multi-key hospitality operating pathway with development cost, operating income, and optional exit sensitivity.
This model is designed for investors who want to understand how a small boutique accommodation concept in Lombok may be assessed, including development cost, cost per key, gross accommodation revenue, illustrative operating income, scenario yield on cost, and optional operating-asset exit sensitivity.
Scenario overview: three boutique accommodation operating-asset options are shown for early-stage comparison. Balanced Boutique Hotel is highlighted as the main hospitality discussion model. This pathway is higher-complexity and operations-led; it includes development cost, cost per key, operating income assumptions, scenario yield on cost, and optional exit sensitivity. This pathway carries additional operational, staffing, licensing, compliance, maintenance, and management complexity compared with villa or land-only models.
Currency comparison
Manual Comparison Currency
Enter the indicative exchange rate you wish to use today. Example: if 1 AUD = 10,800 IDR, enter 10800.
Currency conversion is indicative only. IDR remains the base modelling currency. Actual transfer, bank, settlement, or exchange rates may differ.
Scenario options
Compact / Balanced / Destination Boutique Accommodation Options
Project basis
Development and Project Basis
Development costs are based on Kavara's indicative benchmark model and rounded for investor-facing discussion. PPN/VAT, financing, tax, formal legal structuring, licensing, operating permits, title review, zoning review, and site-specific due diligence are excluded.
| Scenario | Indicative Development Cost | Illustrative Land Price | Land Purchase Cost | Illustrative Land Basis | Indicative Project Basis | Scenario Detail |
|---|
Land price assumptions are illustrative benchmark inputs only. Actual land pricing may vary materially by location, access, views, slope, site condition, infrastructure, legal status, zoning, and proximity to local demand drivers. Lower land pricing may improve the land basis, but site-specific complexity such as access, slope, retaining, drainage, utilities, and construction logistics may also affect total project cost.
Cost per key
Indicative Cost per Key
Indicative cost per key = indicative project basis / number of keys.
| Scenario | Keys | Indicative Project Basis | Indicative Cost per Key |
|---|
Operating income
Annual Gross Revenue and Illustrative Operating Income
Annual gross accommodation revenue = ADR per key × 365 × occupancy × number of keys. Annual operating income = annual gross accommodation revenue × operating income margin.
Operating income is before financing, tax, capex reserves, owner distributions, investor-specific structuring, and any site-specific adjustments.
| Scenario | Conservative | Base Illustrative | Higher |
|---|
Yield sensitivity
Scenario Yield on Cost
Scenario yield on cost is calculated using illustrative base annual operating income divided by indicative project basis. It is not a forecast, guaranteed return, valuation, or investment recommendation.
| Scenario | Base Annual Operating Income | Indicative Project Basis | Base Scenario Yield on Cost |
|---|
Exit sensitivity
Optional Operating Asset Exit Sensitivity
This sensitivity applies illustrative operating income multiples to base annual operating income and deducts a 5% exit cost allowance. It is not a valuation or forecast.
Net operating asset value = base annual operating income × illustrative operating multiple × 95%.
This is a sensitivity view only and should not be read as a valuation.
| Scenario | 6x Multiple | 8x Multiple | 10x Multiple |
|---|
Exit outcome sensitivity
Indicative Exit Outcome versus Project Basis
Indicative exit outcome = 8x net exit sensitivity minus indicative project basis. Downside cases are shown clearly where the outcome is negative.
| Scenario | 8x Net Exit Sensitivity | Indicative Project Basis | Indicative Outcome vs Project Basis |
|---|
Key assumptions
Model Inputs
Cost model basis
Shared pool allowances are fixed total allowances for this preview. Basic site works, water / wastewater, and permits are fixed total allowances. Project management applies only to the hard construction subtotal.
Operating assumptions
ADR, occupancy, operating income margin, staffing, utilities, maintenance, guest services, platform costs, and management assumptions are illustrative scenario inputs only.
Hospitality management variables
Operating performance can be affected by brand positioning, management quality, guest reviews, seasonality, staffing, pricing strategy, distribution channels, maintenance standards, guest experience, and owner or investor decisions.
Location and market variables
Land prices, achievable ADR, occupancy, operating costs, resale sensitivity, and feasibility can vary significantly by location and site conditions. Key variables may include proximity to Kuta Lombok town centre, Mandalika, beaches, surf breaks, restaurants, wellness destinations, airport access, road quality, views, infrastructure availability, future supply, site slope, land shape, legal status, and zoning.
Exit sensitivity assumptions
Exit sensitivity is based on illustrative operating income multiples only. It is not a valuation, forecast, guaranteed sale price, or investment recommendation.
This scenario is provided for early-stage investor discussion only. All figures are indicative and assumption-driven. Development costs are based on Kavara's indicative Lombok benchmark model and exclude PPN/VAT, financing costs, tax, formal legal structuring, and site-specific due diligence. ADR, occupancy, operating income margin, resale sensitivity, operating multiples, and exit assumptions are illustrative only and are not forecasts, guarantees, valuations, financial advice, or investment recommendations. Boutique accommodation projects carry additional operational, staffing, management, maintenance, licensing, compliance, and market risks.
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