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‘Samanvaya’ translated from the ancient language of Sanskrit and means ‘Harmony’.

 

Samanvaya, an intimate boutique resort, opened its doors to guests on 27th July 2012 creating sustainable guest accommodation that blends with the local environment of the Sidemen Valley.  Situated on the ridge of the rice terraces of Tabola, the resort has panoramic views of the hills, rice terraces and the coast line of Sanur and its some 30 are of land is in most part, bordered by rice fields. To the rear of the resort the mighty Mount Agung can be viewed.

 

All of the buildings of Samanvaya have been sympathetically created to blend with the environment.  The hotel also has a 20 year ‘contract view’ on a further 30 are to the front to protect its vistas in this fast developing area.

 

This region of Bali has been somewhat overlooked until recently and as more people are searching for the ‘original’ Bali, the Sidemen Valley has popped up on the radar as it retains much of its originality and its traditional way of life, which can be seen throughout the area.  

 

Samanvaya is situated on the elevated rice terraces of Sidemen within the designated tourism zone of Tabola, Karangasem, Bali.

  

 

Travel times from Samanvaya are:

 

1.5 hrs from the airport

1.15 hrs from Ubud

1.25 hrs from Amed

1 hr from Padang Bai

1 hr from Sanur

1hr from Besakhi

                Introduction

Samanvaya is a fusion of Balinese culture with western style and standards and is now in an enviable position within the selection of hotels in the area, enjoying a handsome reputation as being a rather unique boutique hotel.  

 

For those looking to relax poolside, trek, experience the local culture, explore the area, or just using it as a stopping point on their tour, Sidemen and Samanvaya simply charms everyone! 

 

Samanvaya emphasizes the local community and culture, with the staff of Samanvaya inviting our clients to explore and understand life within their community. This compliments the extensive and original tour and activity program for our clients, which proves to be very successful and encourages our clients to stay longer at Samanvaya to explore the area.

When we first found Sidemen as travellers, we were stunned by its beauty and with our careers in the tourism sector, it was easy for us to see the potential in this untouched corner of Bali as a new tourism destination.

 

During our many visits to Sidemen, the developing interest by other travellers to the area was on the increase, and so, the vision of Samanvaya was created.

 

With such a positive and successful beginning, it became apparent that we had found a niche market and therefore made the decision to increase the resorts capabilities to meet the expectation of growing numbers of visitors, without detracting from the intimatacy and ambiance that the resort offers.      

 

 

Our Concept

Currently the Pondok Wisata License is in the name of the land owner.  A legal contract is in place between the Company and the land owner for the company to operate the resort.  

 

A nominal fee of 2.5j (approx US$187) is paid each month (included in the accounts under salaries).  

Samanaya is owned by a UK family on 40 year leases which expires in 2052.  There are no local partners.  The hotel is operated through our Indonesian PMA Company (valid for Consultation and Management).  All buildings, contract view land lease and 2 scooters are held by the Company. The land leases are held under the hotel owners personal name but are included in the sale.  

 

A PMA company can be wholly owned by foreign investors and allows the Directors of the Company to hold a Kitas and Work Permit if required.  If a Director has a spouse, a spouse Kitas is also available.

Building Land Leases:  29.10 are                              Building Land Leases expires: 2052

(Land Title 00977/00978)                                          (Land Title 00975)

 

Contract View land:  31.13 are                                  Contract View Lease expires: 2034  

(to the south and east of the resort)

 

                                                      IMB: 2012 and 2014  

Ownership

Operating License

             

            Land Lease Data

All bedding is duvets  with 300 gram thread

count sheets and 500 gram towels.  There are 

3 sets of bed linen and towels per bed/person 

 

There are 7 lodges constructed of reclaimed Ironwood and Lassie wood which where built in 2012.  In 2015, 4 rooms of bamboo contruction were added to the resort.  The size of the rooms range from 36 sq mt to 84 sq mt.  All buildings have alang alang roofs and reclaimed ironwood or teak floors.   

Each room has ceilings fan, mini bar, safe, led flat screen TV/dvd/hard drive, internal telephone, high quality bathroom fittings, and premium mattresses with toppers.  (The 2 Jepun Lodges do not have TV or internal telephone).  All terraces have synthetic table and chairs.

   which is laundered by outside contractors.

Due to the cooler climate of the Sidemen Valley, air conditioning is not required.  

One of the features of all the rooms is having full width bi fold doors to the private terrace.  With the expanse of the open doors, it allows the room to become seamless with the outside environment.

Samanvaya offers 11 detached boutique rooms for guests.  Set in lush tropical grounds, all of the rooms enjoy fabulous views to the surrounding hills and rice terraces.

Our Accommodation

 

The Kenyeri Lodge and all of the Lumbungs offer suite style accommodation for guests

 

Window seats in the lodges and sofas in the lumbungs convert to additional single beds increasing revenue

 

 

Our Competitors in the Sidemen area

 

There are a growing number of small hotels and warung’s in the area, mostly offering accommodation in the low to mid price range.  Surya Shanti Villa in Tabola is at the higher end of the market.  With French investors, Surya Shanti Villa’s business seems to be mainly focusing on clients via their own travel agency.

 

From the outset, Samanvaya has found its niche to be in the mid to upper market of travellers. 

Our Clientele

 

Our clients arrive from all over the world, but mostly the America’s, Europe and Australia/NZ plus some from the expat communities of Asia.  We have return clients and many through personal and on line media recommendations.  

On Line Reservations System

 

Our booking system is operated in conjunction with 'Siteminder' and bookings are automatically processed on line.

Our Rates

 

Rates have been held for 2 years with the exception of those on OTA's.  OTA rates were increased to off set some of the commission charged.  

 

Low season - US$ 78 - US$ 144.  We also offer multi night discounts only on our website (promotional rates for 2 -5 night stays are US$68 - US$128).  

 

High season - US$ 99 - US$ 162 for 2 persons.  

 

Rates are based on 2 persons and include tax and service. Each property has an extra bed to accommodate a third person which brings in additional income.   Champak Lodge can accommodate an extra adult or 2 children and the Padi Merah Lumbung can accommodate an extra 2 adults.  

 

Additional costs 3rd or 4th person: 3 to 12 yrs – US$20.40pp or 12 yrs + - US$30pp. There is no charge for under 3 yrs and we provide a complimentary cot for the young traveler.  

 

Multi night rates are only offered to the general public that book direct with the hotel during LOW season only.  A last minute discount is also available to the general public only which is 20% from the nightly standard rate (but only when booking direct with Samanvaya/one offer only permitted). 

Reservations and Rates

Source of Bookings

 

A large proportion of reservations are derived from our own website (32% in 2016).  Our bookings are generally pre booked from our website with many repeat clients and recommendations.  A non refundable deposit of 1 night is paid through our online booking system and the balance is due at the hotel.  

 

‘Walk in’s’ are bookings made directly with the hotel (by phone or email) within a few days of their arrival and secure the reservation with a credit card although a few of these ‘walk in’s’ are arrivals on the day.   

 

For Balinese agents, such as Asian Trails (Kuoni), Kelanga, Pacto, Exo etc we offer fairly small discounts.  OTA's such as booking.com, expedia and agodo also provide bookings on the standard nightly rate although the rates are set higher than our nightly rate to offset some of their commission.

 

Multi night rates are not offered to any agents.  A deposit is taken with each local agent booking and the balance of payment is required strictly no later than 3 weeks prior to the guest arrival.

 

In January 2017 we are delighted to have joined with GTA who are the largest business to business hotel booking provider, connecting travel agents to hotels.  GTA has just opened an office in Bali and currently operates in 185 countries.

Marketing

 

Other than OTA's and several local travel agencies and some independant overseas agents, our own website generates the highest individual source of bookings.  Samanvaya is also displayed as ‘Top Choice’ in the Lonely Planet publications of Bali and also Indonesia.

 

We currently pay Trip Advisor for a business listing but are monitoring this to ensure its value in terms of bookings and promotion of the resort.  There are no other marketing or marketing materials, other than business cards.

Occupancy

 

With the continued increase in our occupancy, we took the decision to increase our accommodation in 2014 and 2015, taking our resort to 11 rooms for guests.

 

Samanvaya is now well positioned to accommodate the growing numbers of travellers to the area, which is steadily growing. Since opening our doors to clients in July 2012, our occupancy, turnover and profit margins have increased year on year.

 

 

At the entrance to the building is the reception area and office. The  reception leads to the lounge (new for 2016) with bar. The main floor space is of terracotta tiles.

 

The original kitchen is used by staff and the bar.  There are chillers, fridges, expresso machine, oven etc to service the bar.

Main Building  (approx. 95 sq mt) Completed July 2012

 

Partially open, built of concrete with alang alang roof.  There is a reception area, office, lounge (new for 2016) with bar, kitchen, storeroom and guest w.c.

 

 

Facilites

The lounge offers 3 seating areas constructed of skin rattan and ‘Vania’ high quality soft furnishings and matching bar stools.

Restaurant

 

Restaurant (approx. 150 sq mt, 2 level) Completed Dec 2015 (non smoking)

The bar is our 'meet and greet' with the restaurant being on the open upper level.  The restaurant has a buffet  counter. The restaurant is split on 2 levels adding to the ambiance.

 

All natural finish teak tables are inlaid with custom hand made tiles by’ Pesamuan’ of Sanur, as are the breakfast bar and the ground floor bar counters.  

The Ground level is of concrete walls/split bamboo .  Porcelain tiles are in the kitchen area and stone tiled floor to the bar.  The upper level is of part concrete/split bamboo walls, bamboo rails and stone and wood flooring.  The roof is of alang alang with a central 16 sqm feature metal blind roof installed by Canopy Art Bali.  

Additional Dining 

There are 28 covers in the restaurant although a few more can be added with comfort.  There are 2 additional tables on the sun terrace adjacent to the restaurant bar.  

 

 

 

 

Room Service for Lunch and Dinner are also offered to guests at no additional charge. 

 

With exception of 3 freezers, 2 fridges and 2 chillers, all equipment was new for the opening of the new restaurant in December 2015.  In total there are 5 chillers to the bar, 4 fridges, 6 freezers, 1 double bakery oven, salamander, barbeque , stoves, microwaves and 3 table top bain maries.  There are ample stainless steel sinks and preparation areas.  Small equipment includes expresso machine and various electric items such as blenders, rice cookers etc.

Main Kitchen and Bar Facilities

'Lampu Biru' is a secluded romantic dining area for our guests to enjoy.  Poolside dining is also available.

Yoga and Spa

 

Yoga/Spa (approx. 144 sq mt, 2 level) Completed October 2014. 

  

The yoga and spa is a spectacular building on the skyline of Sidemen.

There is huge potential for Samanvaya as a Yoga retreat although this has yet to be promoted and marketed.  

The elevated ground floor offers a treatment room for manicures etc and a massage room with two massage beds, feature stone bathtub, shower and sink. There is also a guest w.c and storeroom.  

 

On the upper yoga level, there is additional optional screening for a 3rd massage bed.  

 

Various treatments and spa packages are available to our guests and non residents. 

The ground floor is of concrete/bamboo clad and the upper level with bamboo only.  The main bamboo beams are set from the ground floor.  

 

The floors on the ground level are of concrete tiles, steps to the upper level are of bamboo and the yoga floor is of teak.

Owners Accommodation

 

 Owners Accommodation: (approx. 100 sq mt) Completed Jan 2016

 

2.5 level bamboo lumbung with teak/stone floors, set apart from guest accommodation.

 

The property affords amazing views to the ricefields, hills and sea.  The lumbung offers a master bedroom on the lower level with ensuite shower room, w.c, whb.

 

Upstairs there is a lounge leading to a small second  bedroom.  On the ground floor is a bathroom with sunken stone bath,shower, w.c and w.h.b.

 

The quality teak furniture is all custom made.  

 

 

Laundry/Linen Store/Office/Bathroom

 

Underneath the pool terrace there is a 50sq mt construction consisting of a laundry with 2 washing machines, 2 tumble driers and sink.  There is also a linen store, office with desks and shelf unit.

 

 There is a shower and w.c. available to guests who are having a late departure.

 

Gallery

 

Gallery  (approx. 15 sq mt)  Completed January 2016 

 

 

Built of concrete construction and clad in bamboo, ‘Venus’ glass blocks and alang alang roof.

 

We carry a fairly small stock but achieve high profit margins.

 

Stock is purchased from suppliers in Ubud and Yogyakarta.

 

The shop is serviced by our restaurant staff when required.

 

 

There are 2 main areas for our clients to relax.

 

The stone tiled infinity pool and jaccuzi offers amazing views all the way to the coast.  

 

Leisure Facilities

Deeper into the resort is the wooden sun terrace where there is a newly installed Hot Tub, all surrounded by small terraces of offering flowers and screened by our feature bamboo pathway.

Staff enjoy good remuneration including healthcare/pension as per government regulations.

 

The owners have no hesitation in leaving the resort to be operated by the Manager and staff on a day to day basis.

We currently have 20 well bonded full time staff at the resort and all of them live locally.  Some of the staff have been with us since before opened in 2012. 

 

Most of them are young, well trained, speak English and are motivated, loyal and trustworthy.

          The Staff of Samanvaya

All staff are willing to work in all other departments to support each other, including maintenance and trekking/village and scooter tours.

 

They have two types of quality uniforms, one for daily duties and one for evening and ceremonial duties.  

 

 

Transport

 

Up until 2016, there were 2 additional staff employed as drivers which were sub contracted to drive 2 cars (co owned between a friend/ourselves personally) that operated from our hotel.  

 

As more cars/drivers are available in the village for sub contract, in 2017, we are reducing our own cars to one (Suzuki APV).  Stock that is not delivered is generally collected by the drivers upon set down of the guests. The owners also use the cars for their own needs without rental cost.  

 

As the cars are not owned by the hotel, most of the cost of the drivers and cars were excluded from the accounts.  However,  25% of the hire charge was added to the accounts which represented commission due to the hotel.  The Suzuki APV is not included in the sale but can be purchased if required. 

 

There are 2 Yamaha scooters owned and operated by the hotel, (2012 and 2015), used for scooter tours and for rental to guests.  In addition, there are 3 mountain bikes for rental.

Telephone/Wifi

 

Since mid 2016, Telkom has provided a telephone line and internet to the area.  The service is quite reliable and it has also reduced our internet and land line costs to  approximately 1jute per month.  Wifi is throughout the resort and all equipment is owned by the resort.  

 

Electric, Water and Waste Services

 

There are 4 electric supplies coming into Samanvaya.  In addition, there are 2 generators (8kva/5kva) on standby but since 2014, the electric has become very reliable.

 

Water is supplied by the water company.  There are 5 large water tanks and 2 pumps. 2 are underground and 1 surface beside the main building.  2 further tanks are enclosed to the rear of the spa.  The waste water goes to 3 underground bio tanks and various septic tanks.  All water channels surrounding the resort were installed by and belong to the hotel.

 

Equipment

 

All equipment, ie water and pool pumps etc are highly maintained and have all been replaced within the last few months.  There are various pieces of quality equipment, strimmer, 2 compressers and associated parts, carpet cleaner, vacuum cleaner,  2 gensets, stabilizers and various other items.  Any equipment required for the good operation of the resort has been purchased and well maintained.

 

Maintenance

 

Samanvaya is highly maintained at all times. The lifespan for quality alang alang is approximately 8 years.  However, the quality of the alang alang installed on the lodges by the original contractors was not high and we have scheduled to have the alang alang of the lodges roofs replaced in November 17.  (The time scale for work is approx 3 weeks and total cost is being budgeted of US$10k).   

 

Transport and Hotel Services

Taxes:

 

All paid to date (Regency tax inspection completed 2015/Central Government tax inspection completed 2015).  A company declaration was made under the recent 2016 Government Tax Amnesty and a certificate has been issued declaring all income tax has been paid in full. (Under the amnesty, there can be no re-inspection by the tax inspector).

 

Room taxes are paid to the regency on a monthly basis and the company is regularly invited to functions at the Regency in appreciation of the value of taxes paid, (as we say, only in Indonesia would that happen!)

 

Central Government taxes are also paid monthly and a monthly and an annual return are filed by our trusted Balinese accountant.

 

Property Insurance

 

Property Insurance for the resort is held with Zurich Insurance

 

Training

 

Training can be offered to the buyer, however our staff and management are well experienced to operate the resort on a day to day basis.

 

Accounts

 

The accounts can be discussed and viewed by arrangement.  The business offers a very healthy annual return to any purchaser.

 

The resort is being sold with:

 

PMA Company

All land leases

All fixtures and fittings (The owners will remove personal items only from their home.  All furniture etc will remain in situ)

Restaurant stock held (alcohol at valuation)

Gallery stock held (stock at valuation)

2 Yamaha scooters

3 Mountain bikes

All existing bookings and deposits held

All taxes paid to date

Training if required

 

Asking Price

 

US$1,200,000

 

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