Beachside Villa - Investor Overview
CONFIDENTIAL - INVESTOR USE ONLY
WhatsApp: +628976745499
Investment Summary
- Asset: 2/3-bedroom villa
- Distance to beach: 50 meters
- Lease term: 18 months
- Lease value: IDR 1200 million
- Guaranteed return 1263 million
- Fully managed, hands-off structure
- Guaranteed base return with upside participation
Base Guarantee
- Guaranteed return: 5.3%
- Guaranteed nightly income: IDR 2.193 million
- Guaranteed income floor mitigates downside risk
Revenue Structure
- Benchmark rate: IDR 4.35 million per night
- Revenue above benchmark is shared
- Profit split: 40% Investor / 60% Operator
Operator share reflects higher service levels, staffing, and maintenance at higher ADRs.
Pessimistic
- Lowest performance ($297) IDR 5m/night
- Total ROI: ~12.5%
- Mid-performance ($506) IDR 8.5m/night
- Total ROI: ~62.8%
- We believe optimistic ($774) IDR 7m/night
- Total ROI: ~128.6%
Expectations to be on high seasons +10 million per night
Asset & Site Structure
- Shared social areas: 6 are
- Villas: 6 units (2 sold already)
- Low-density layout supporting rate stability
Risk Factors & Key Assumptions
Key Assumptions
- Stable short-term rental demand in beachside location
- Average occupancy aligned with local premium villa benchmarks
- Operator retains full pricing and yield management control
- No major regulatory changes impacting short-term rentals
Risk Considerations
- Market demand fluctuations may reduce upside performance
- Force majeure events may affect short-term occupancy
- Operational costs may increase during peak service periods
- Returns above the guaranteed portion are performance-based, not fixed
Risk Mitigation
- Guaranteed income component provides downside protection
- Professional operator with aligned incentives
- Revenue sharing ensures investor exposure only after base coverage
- Low-density project reduces internal rate competition