Villa Akira
A premium 6-bedroom private estate in Andong, Ubud, prepared for professional rental management by AUMANA.
This proposal outlines how AUMANA will position, rent, manage, and optimize Villa Akira for high-value group-stay rental performance.
A premium private Ubud estate, professionally rented and managed by AUMANA.
Villa Akira is positioned as a premium private Ubud estate for high-value group demand. With six bedrooms, two swimming pools, three bathtubs, large parking, and a functional estate-style layout, Akira is suitable for family groups, wellness retreats, private celebrations, wedding overflow, corporate retreats, and premium long-stay guests.
Premium Group Asset
Six-bedroom private estate with two swimming pools, three bathtubs, and large parking, designed for high-value group stays.
Strong Ubud Demand Fit
Suitable for families, retreats, private celebrations, wedding overflow, corporate retreats, and international groups near Ubud center.
Managed Performance
Operated under AUMANA with revenue management, guest service, OTA strategy, operational control, and owner reporting.
AUMANA's recommendation is to launch Akira with competitive premium pricing, build review strength, protect high-demand months, and gradually lift ADR toward the premium Ubud 6-bedroom villa benchmark.
Property Snapshot
A calmer Andong setting, close to central Ubud.
Villa Akira benefits from its Andong, Ubud location, close to central Ubud while retaining a calmer residential character. For a 6-bedroom villa, demand is driven by family groups, wellness retreats, private celebrations, wedding-related guests, and high-value long-stay groups.
Family Groups
Large families and multi-generational stays requiring space, privacy, and strong facilities.
Wellness Retreats
Small retreat groups seeking private accommodation, pool facilities, and Ubud wellness access.
Private Celebrations
Birthdays, reunions, milestone travel, and intimate private events.
Wedding Overflow
Accommodation demand from wedding groups, friends, and families needing private villa stays.
Corporate & Long-Stay
Corporate retreats and premium longer stays during lower-demand months.
Market & Competitor Benchmark
The Ubud 6-bedroom villa market is more specialized than the 2-bedroom or 4-bedroom market. Booking volume is lower, but ADR potential is materially higher when the villa offers strong group functionality, design quality, facilities, parking, and professional management.
Andong 1–5 km Radius
Nearby 6-bedroom and large villas validate Akira's upper-mid to premium local positioning.
Same-Type 6BR Benchmark
Wider Ubud 6BR villas show a broad range from entry-level villas to fully serviced luxury estates.
Premium Local Positioning
Akira should sit above standard 6BR villas because of two pools, bathtubs, parking, and group-stay functionality.
AUMANA Positioning
Akira should not compete as a discount 6BR villa. It should compete as a premium private estate for high-value group stays.
Villas within 1–5 km of Akira in Andong validate the upper-mid to premium positioning. Strong group-stay facilities are uncommon in this radius, giving Akira a clear premium edge.
A disciplined, phased pricing approach.
Villa Akira should use a phased premium pricing strategy. The launch period should focus on building visibility, guest reviews, OTA ranking, and high-quality photography. After 10–15 strong reviews, ADR should be lifted toward the premium local 6-bedroom villa range.
Build OTA ranking and reviews.
Improve ADR after review strength.
Capture stronger group demand.
Maximize Christmas & NYE demand.
The 2027 model uses a launch-year average Gross ADR of IDR 10.23M. The long-term model increases the average Gross ADR to IDR 13.13M across Year 2–10, reflecting stabilized positioning and gradual rate growth.
Projected Rental Performance
AUMANA has prepared three rental performance projections for Villa Akira: the 2026 soft-opening period, the first full operating year in 2027, and the stabilized Year 2–10 projection.
Soft Opening Projection
This model reflects the first 6 months of operation, with gradual occupancy ramp-up as Villa Akira builds visibility, OTA ranking, guest reviews, and operational stability.
The 2026 projection shows a controlled ramp-up, starting from 14.0% occupancy in July and reaching 63.0% occupancy by December.
Download 2026 Projection →First Full Year Projection
This model reflects the first complete operating year after the soft-opening period, using stronger market absorption, improved pricing, and a more stabilized occupancy pattern.
The 2027 model shows stronger performance during June, July, and August, with projected occupancy reaching 83.9% during peak mid-year months.
Download 2027 Projection →Long-Term Stabilized Projection
This model reflects the stabilized operating period, assuming gradual ADR growth, controlled cost increases, and a mature revenue management strategy for a premium 6-bedroom estate.
The Year 2–10 projection shows ADR growth from IDR 10.70M in 2028 to IDR 15.81M by 2036.
Download Year 2–10 Projection →Villa Akira is projected to move from a controlled soft-opening phase in 2026 into a stronger full-year performance in 2027, before reaching a stabilized long-term revenue position from 2028 onward. The model supports AUMANA's recommendation to position Akira as a premium private Ubud estate for high-value group demand.
Clear fee logic and disciplined cost control.
AUMANA's revenue projection is designed to show the owner how the villa can be rented, managed, and operated with transparent fee structure and clear cost discipline.
Management Fee
AUMANA's management fee is 20% of net revenue, not 20% of gross guest-paid revenue. After tax, service charge, and OTA/agent deductions, the effective management fee equals approximately 14.7%–15.2% of gross revenue.
Tax & Service Charge
The model includes 10% rental/hospitality tax as a compliance item — this is not AUMANA margin. Only 2% service charge is allocated, keeping the guest-paid rate competitive while still supporting service-related operations.
OTA & Agent Fee Reduction
OTA and agent cost reduces over time as AUMANA grows direct booking contribution. Blended channel fee declines from 14.5% during launch, to 13.6% in 2027, and 12.2% across the stabilized projection period.
Operating Cost Logic
Operating cost is split into fixed and variable. Fixed: manpower, Wi-Fi, insurance, administration, waste, banjar, pest control, and basic maintenance. Variable: laundry, guest amenities, electricity, water, supplies, and usage-based maintenance.
Shared Manpower Efficiency
Where operationally possible, AUMANA combines manpower across nearby managed villas. Shared cost is allocated by property size using bedroom count — for Caprice and Akira, the recommended split is 40% Caprice / 60% Akira.
Owner Benefit
Owners gain a transparent view of how revenue is generated, how deductions are handled, how costs are controlled, and how AUMANA actively works to improve profitability over time.
Scenario Analysis
AUMANA recommends using the base case for rental planning. Premium performance should be treated as upside after brand traction, review quality, OTA conversion, and group-stay demand are proven.
Conservative Case
Slower market absorption, lower booking pace, or weaker early review performance.
Focus: Protect occupancy and build review base.
Base Case
Recommended rental planning case.
Focus: 70.0% occupancy, IDR 10.23M Gross ADR, controlled operating costs.
Premium Performance
Upside after strong reviews, premium OTA ranking, high-quality photography, and successful revenue management.
Focus: Higher ADR during high season and peak holiday periods.
AUMANA Management Advantage
Revenue Management
Dynamic pricing, seasonal strategy, booking pace review, ADR optimization, and minimum-stay rules.
OTA & Distribution
Listing optimization, channel management, booking conversion, and ranking improvement.
Guest Experience
In-villa check-in, group-stay coordination, guest communication, and review management.
Operations Control
Housekeeping, maintenance, utilities, supplies, pool management, and cost monitoring.
Owner Reporting
Monthly financial reporting, transparent performance review, and projection tracking.
Brand Positioning
AUMANA premium hospitality standard to support stronger market perception and guest confidence.
2027 reflects launch-year pricing strategy. The Year 2–10 model reflects stabilized pricing after review strength, OTA ranking, and brand positioning improve.
Villa Akira Owner Proposal Documents
Download the rental management and revenue projection documents prepared for Villa Akira.
2026 Soft Opening Rental Projection
Jul–Dec 2026 · Occupancy ramp-up, revenue, costs & operating result.
Download PDF →2027 Full Year Rental Projection
Jan–Dec 2027 · First full operating year detail.
Download PDF →Year 2–10 Rental Projection
2028–2036 · Stabilized long-term rental performance.
Download PDF →How AUMANA Will Rent & Manage the Villa
AUMANA provides an end-to-end rental management system designed to improve visibility, guest experience, revenue performance, and operational control.
Revenue Management
Seasonal pricing, booking pace review, ADR optimization, minimum-stay strategy, and demand-based rate adjustment.
OTA & Distribution Setup
Listing creation, OTA optimization, Airbnb, Booking.com, Agoda, direct booking setup, and channel management.
Guest Communication
Inquiry handling, pre-arrival communication, in-villa check-in coordination, guest support, and review follow-up.
Villa Operations
Housekeeping, laundry, amenities, maintenance coordination, pool care, utilities, and vendor control.
Cost & Performance Control
Monthly review of operational costs, manpower, utilities, supplies, maintenance, and profitability.
Owner Reporting
Monthly revenue report, occupancy summary, cost tracking, projection review, and owner performance update.
What This Means for the Owner
Professional Rental Setup
The villa is prepared and positioned for short-term rental operation.
Stronger Market Visibility
AUMANA supports OTA visibility, photography direction, listing quality, and booking conversion.
Structured Revenue Strategy
Pricing is planned by season, demand, market benchmark, and booking pace.
Operational Peace of Mind
Daily rental operations are managed through AUMANA standards, vendors, and team coordination.
Transparent Monthly Reporting
Owners receive structured reporting covering revenue, occupancy, costs, and projected performance.