Bali – Ubud Villa Sawah Market Study Executive Summary Located

Bali – Ubud Villa Sawah Market Study
Executive Summary
Located on the eight degrees south of the equator in the midst of the 17,058 – island
Indonesian archipelago, Bali measures approximately 140 by 80 kilometers and has an
area of 5.620 square kilometers. Immediately east Java, Bali is the first of the Sunda
Islands.
Ubud, perched on the slopes leading towards the central mountains east of the Ayung
River, the village of Ubud stands roughly 30 kilometers northwest of Denpasar, in the
district of Gianyar. For more than a century, the village has been permanent center for
fine artists, backpackers, and bohemians during the deluxe hotel market, and an array
of boutique hotels and exclusive villas have sprung up among the scenic rice fields
surrounding Ubud. Despite the development of new hotels and visitor attractions in the
area, Ubud remains one of the most interesting areas of Bali and the numerous
surrounding scenic and historic sites contribute to the uniqueness of this destination.
Based on the uniqueness of Ubud, we are setting our development goals in the hope of
attracting more clients to the beauty of nature combined with culture in and around
Ubud. Ubud has become one of the economic engines and a desired destination for
both residents and tourists. Pierre- Porte -Partners team carry out this study that would
determine the feasibility of developing a residential or commercial villa. While our team
has developed this report , all rights for the development has been successfully
provided at this key side and we are optimistic that this report will help advance the
goals and priorities of potential clients.
In this report we:
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Evaluate current zoning ordinances and their impact on the viability of a
residential or commercial villa
Offer site models and design recommendations based on previous villa layouts
Provide updated financial projections for the villa development
Carefully chosen materials for construction
Offer suggestions that guide villa management and maintenance plans
Overall the purpose of this project is to identify sustainable construction, with
environmental friendly materials to overcome barriers of CO2 emissions and leading into
a sustainable future. It is our intention to be aware of the environmental impact and
development of a sustainable life time circle.
Introduction
Ubud strives to be a livable and attractive home for residents and a center for cultural,
spiritual and activities. Amidst the emerald green rice fields in the stunning central
Balinese foothills, Ubud village used to be the center for medicinal sources. In the
1920s and 30s, along with the coming of foreign artists, it was booming in Bali where
greatest artworks were created through the fine brush of talented artists.
The tourism boom, which started in the early 1970s, has brought many changes, and
has helped pay for improvements in roads, telecommunications, education and health.
Though tourism has had some marked adverse environmental and social effects, Bali’s
unique culture has proved to be remarkably resilient.
Referring back to the meaning of the name Ubud which is derived from the word “Ubad”
an ancient Balinese language referring to “treatment”. Villa Sawah is designed to
capture the sweeping beauty of Ubuds terraced rice field landscape, offering a guest
experience that is intimate, unique, and seasoned generously. So it’s clear once you
visit Ubud, what you find is a good feeling because it felt to be in the center of
negotiating spirit of humanity.
The magic is easy to find – just take a walk south of the village through its terraced
paddy fields to the monkey forest. Fresh water spouts out of sheer rock based of the
ravine, and a bath in a secluded shady spot is purifying.
With a height of about 300 meters above sea level, Ubud has a cooler air from the
plains region south of the original Balinese. With an unspoiled environment, this area is
a popular source of inspiriting artists and meditation. Besides the beautiful nature, this
area is also a village with a rich cultural heritage.
Why a Villa in UBUD – Bali
The entire area in Ubud Bali emits that imagination of Balinese traditions and costumes.
The village’s climate is also convenient, with ambient conditions as if filled with the spirit
of tradition that does not fade despite the fact that modernity is built around.
Desa Keliki is a relatively quiet village which is not disturbed by the hustle and bustle of
modernism and tourism. Where rice terraces are naturally awakened along the river.
Definitely, you have to choose Ubud Bali as your next forever home. As the cultural
center of Bali, Ubud is known as a place that always maintain its customs and traditions.
If Kuta overly impressive as a modern city, Ubud is the main option that could spoil your
heart and eyes with various types of incredible scenery, art centers, which are very
impressive, as well as the Gods work of natural landscape.
Development Context
Our design analysis is based on the outline of the soil study findings that outline a
maximum capacity of 6 Villas.
The preliminary design analysis began with an examination of what uses would be
appropriate and physically feasible on the available sites. From the outset we
approached our initial designs with current zoning constraints in mind, but did not limit
our design to the maximum constraints of the zoning envelope. After careful design
analysis, we identified three key factors that led us to believe would be the most
appropriate use for the Villa Sawah site:
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Location
On – site parking feasibility as related to lot size, and
Feasibility of access road.
Based on these same design elements, we identified the location of “Villa Sawah –
Desa Keliki “as an optimal location.
Project description
Surrounded by beautiful rice fields, this real estate complex is currently under our
development in a stunning neighborhood of Desa Keliki Ubud. This villa complex
comprises 6 separate villa units, each featuring 2 ensuite bedrooms (15 – 20 m2), with a
beautiful view on a private Balinese garden. A spacious living room is overlooking the
exquisite swimming pool (7 * 3m) offering you the highest living standards with great
luxury and comfort.
Each villa unit on this property offers you an elegant swimming pool surrounded by lush
green gardens and a large living area with open dining areas. An architectural concept
designed with love while keeping functionality in mind- all living areas have sliding doors
that act as walls if needed – complimented with lovely furnishings and décor synergies
to offer you “la crème de la crème” of living in nature. Featured with an open, spacious
and fully equipped kitchen, separate storage room, 24 hour security overview for your
peace of mind.
As the effects of climate change are felt across the world and with the construction
industry is responsible for as much as 40 % of man – made carbon emissions, both
governments and individuals are beginning to take the task of building eco-friendly
houses much more seriously.
The Design
The design of Villa Sawah, a fine example of green architecture, compensates for the
impact on the environment through carefully chosen devotion to eco- consciousness.
From high efficiency lightning which reduces the electricity consumption for lightning by
80 %, followed by inverter Air-condition units which change the flow rates of refrigerant
based on the heat of the room and are saving up to 40% in comparison with noninverter units. Water is conserved through grey and black water reuse with Bio Ceramic
filter tanks, ecofriendly materials, and recycled wood. Solar photovoltaic panels and
solar led lights to cover the parking area and security lot. Overlooking the beauty of
terraced rice fields and lush green paddies amid the fresh breezes that descend from
the surrounding hilltops, Villa Sawah enjoys a unique marriage with environment.
Bali Visitation
As one of Asia’s key destinations, Bali has enjoyed virtually uninterrupted growth in
visitor arrivals over the past decade. Since 2004, international tourism arrivals have
increased from 1, 5 million to 3, 8 million visitors in 2014, translating into a compound
annual growth rate of 10 %.
Domestic arrivals to Bali also grown at an average rate of 12 % per annum, increasing
from 2 million arrivals in 2004 to 6.4 million in 2014.
Despite the global financial crisis in 2009, Bali’s tourism market has shown great
resilience and continued growth from 2008 to 2010.
Number of Tourist arrivals in Bali
Visitors in Million
4000000
3000000
2000000
Visitors
1000000
0
2008
2009
2010
2011
2012
2013
2014
2015
Year
With a strong cultural and historical appeal, increased destination awareness we believe
that Ubud has tremendous potential moving fast forward.
Most visited attractions around Ubud:
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Tegallalang rice terraces
Monkey forest
Bali Bird & Reptile Park
Campuhan Ridge walk
Blanco Renaissance Museum
Goa Gajah “ Elephant Cave”
Seasonality and Average Length of Stay
Bali benefits from a tropical and warm climate all year round. The high season tends to
be during the month of July through August which coincides with the cooler weather in
Bali. July is usually the peak month thanks to school holidays in the top three markets
feeders, namely; Australia, China and Japan occurring in this month. However arrivals
during the summer month can also fluctuate depending in the timing of Ramadan, which
swifts slightly each year.
Christmas and New Year, as well as the Chinese golden weeks, also see very strong
demand where Hotels and Villas especially in Ubud often record maximum occupancy
over these periods. The shoulder month are from April to June and September owing
the term breaks in school for Australia and Japan. While seasonality in Ubud generally
follows the typical pattern for Bali as a whole, Ubud enjoys cooler weather due to the
higher elevation and abundance of natural vegetation. As such, the climate is generally
more moderate and accommodating year round.
The average length of stay among hotels in Ubud differs according to market. European
and long- haul markets typically see average stays of between seven and nine nights,
with long stay guests of up to two weeks. Regional Asian clientele, from China, Japan
and South- East – Asia, have a significantly shorter average length of stay of two to
three nights, as Ubud is often just one component of a multi- district itinerary. As such
the market wide average length of stay in Ubud hovers between three to four nights
which likely to decrease gradually in the face of growing arrivals from the short- stay
Asian markets.
Occupancy Trend Ubud
Shown on the table below, Occupancy in the Ubud region has grown at a healthy rate
over the last three years achieving levels of 55%, 60% and 62% in the years 2012,
2013, 2014 respectively. Similarly, average daily rate has grown, increasing from the
demand in Ubud for honeymoon market, and as a beautiful destination itself.
The resurgence in confidence among key European markets and the resultant longhaul travel will help boost occupancy rates in Ubud in the next years. In terms of
average rate for the luxury segment, Ubud is expected to see an average rate growth of
approximately 4 % which is supported by the increasing reputation of the destinations
beauties product. Average rates reached US$ 210 in 2012, US$220 in 2013 and
US$235 in 2014.
With a strong cultural and historical appeal, increased destination awareness, we
believe that Ubud has tremendous potential going forward. However it is in your opinion
that while growth is encouraged and welcomed, it should also be managed in a
sustainable way, both financially and environmentally. Therefore Villa Sawah was
created to leave a footprint towards our future and the future of our kids.