021319301089

marketing@cdmione.com

alam tiga tahun terakhir industri pariwisata di

dalam negeri mengalami pertumbuhan yang
sangat pesat, itu terlihat dari semakin
banyaknya jumlah wisatawan mancanegara yang
datang ke Indonesia. Tahun 2010 lalu jumlah
kunjungan wisatawan mancanegara mencapai 7 juta
orang dengan devisa yang dihasilkan sebesar US$ 7,6
milyar, pada tahun 2011 jumlah wisatawan
mancanegara yang berkunjung sebanyak 7,6 juta
orang dengan devisa yang dihasilkan sebesar US$ 8,6
milyar, ditargetkan tahun 2012 ini jumlah wisatawan
mancanegara mencapai 8 juta orang.
Bali masih merupakan tujuan utama wisatawan
mancanegara, pada bulan Desember 2011 lalu
tercatat sebanyak 248.300 wisatawan datang melalui
Bandara Ngurah Rai, jumlah itu meningkat 11,6
persen dibanding periode yang sama tahun
sebelumnya. Sepanjang tahun 2011 lalu sebanyak 2,7
juta wisatawan datang ke Bali.
Menurut riset yang dilakukan CDMI, pasokan kamar
hotel di Bali akan bertambah sebanyak 7.100 unit
kamar hingga tahun 2015, penambahan tersebut
berasal dari 40 proyek hotel yang akan mulai digarap
tahun 2012 hingga 2015.
Dengan terus meningkatnya jumlah wisatawan
mancanegara dan wisatawan nusantara, sangat erat
kaitannya dengan prospek industri perhotelan yang
diprediksi semakin cerah, hal ini dipicu naiknya
permintaan pesanan kamar hotel dengan tingkat
okupansi rata-rata diatas 75 persen.
Melihat semakin berkembangnya industri pariwisata
dan industri hotel di Indonesia membuat PT. Central
Data Mediatama Indonesia (PT. CDMI), sebuah
konsultan independen yang terkemuka saat ini

menyusun studi yang berjudul Exclusive Studi

Kelayakan Investasi Pembangunan HOTEL
BERBINTANG di Indonesia, 2012 - 2015.
Buku ini membahas tentang seberapa besar investasi
yang dibutuhkan oleh investor untuk membangun
hotel bintang satu hingga bintang lima dengan
menggunakan aspek pasar dan finansial, kedua aspek
ini sangat mungkin untuk bisa dianalisa secara
mendalam.
Pada aspek pasar yang dianalisa adalah jumlah
wisatawan mancanegara dan wisatawan nusantara
yang menginap pada masing-masing hotel berbintang
pada masa lalu untuk mengetahui peluang pasar yang
tersedia pada hotel berbintang pada masa akan
datang.
Sedangkan
aspek
finansial
akan
mencerminkan hasil analisa aspek pasar studi
kelayakan hotel berbintang.
Buku studi ini sangat dibutuhkan oleh pelaku industri
terkait, pihak perbankan dan investor yang akan
memasuki bisnis ini sebagai referensi yang dapat di
percaya.
Buku studi kelayakan ini dapat dipesan langsung
kebagian marketing dengan Ibu Tina melalui telepon
nomor (021) 3193 0108-09 atau melalui Fax di
nomor (021) 3193 0102 dan melalui e-mail:
dengan
harga
marketing@cdmione.com
Rp. 7.000.000,-.
Demikian penawaran kami, atas perhatian
kerjasamanya kami ucapkan terimakasih.

dan

Hormat Kami,
Muslim M. Amin

...........................................................................................................................................

our creative data for your partners

Phone:(021)31930108 9
Fax:(021)31930102
Email:marketing@cdmione.com
Website:www.cdmione.com

P.T.CENTRALDATAMEDIATAMAINDONESIA
AGPBuilding,2ndFloor
Jl.PegangsaanTimurNo.1Cikini
Jakarta10320

ExclusiveStudiKelayakanInvestasiPembangunanHOTELBERBINTANG
diIndonesia,20122015

MohonKirimkan

Nama(Mr/Mrs/Ms)

NamaPerusahaan

Alamat

Telepon/Fax

Tanggal :

Email

TandaTangan:

Berikantanda

eksemplar

Posisi

Harga:

Rp.7.000.000,

Check/BankDraft
Catatan:Luarnegeriditambahongkoskirim

KirimkanInvoice

//

HotelBerbintangdiIndonesia,20122015

DAFTAR ISI ..................................................................................................................................... i

DAFTAR TABEL.......................................................................................................................... vii
1. PENDAHULUAN ..................................................................................................................... 1
1.1. Latar Belakang ................................................................................................................... 1
1.2. Tujuan dan Ruang Lingkup Studi .................................................................................. 2
1.3. Metode dan Sumber Data ................................................................................................ 3
2. PROVINSI BALI ....................................................................................................................... 4
2.1. Sejarah ................................................................................................................................ 4
2.2. Geografi .............................................................................................................................. 7
2.2.1. Iklim ........................................................................................................................ 7
2.2.2. Musim ..................................................................................................................... 7
2.2.3. Suhu Udara dan Kecepatan Angin .................................................................... 8
2.2.4. Kelembaban Udara ............................................................................................... 8
2.2.5. Curah Hujan .......................................................................................................... 8
2.3. Topografi .......................................................................................................................... 10
2.4. Demografi ........................................................................................................................ 12
2.4.1. Penduduk dan Laju Pertumbuhan Penduduk ............................................... 12
2.4.2. Jumlah Rumah-Tangga ...................................................................................... 12
2.4.3. Rasio Jenis Kelamin ............................................................................................ 13
2.5. Transportasi ..................................................................................................................... 14
2.6. Bahasa ............................................................................................................................... 15
2.7. Agama, Adat dan Budaya ............................................................................................. 16
2.8. Perekonomian.................................................................................................................. 18

3. PARIWISATA PROVINSI BALI ......................................................................................... 24

3.1. Obyek Wisata .................................................................................................................. 25
3.2. Kunjungan Wisatawan Mancanegara .......................................................................... 38
3.3. Pangsa Pasar Utama ....................................................................................................... 40
3.4. Pola Kunjungan ............................................................................................................... 41
3.5. Moda Angkutan .............................................................................................................. 42

4. HOTEL BERBINTANG DI PROVINSI BALI ................................................................... 45

4.1. Jumlah Hotel Berbintang ............................................................................................... 45
4.2. Banyaknya Malam Kamar Tersedia Pada Hotel Berbintang.................................... 47
4.3. Jumlah Wisatawan Mancanegara dan Wisatawan Nusantara Yang Menginap di
Hotel Berbintang ............................................................................................................. 48
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HotelBerbintangdiIndonesia,20122015

4.3.1. Wisatawan Mancanegara Yang Menginap di Hotel Berbintang ................. 48

4.3.2. Wisatawan Nusantara Yang Menginap di Hotel Berbintang ...................... 48
4.4. Banyaknya Malam Tamu Menginap............................................................................ 49
4.5. Rata-rata Lama Menginap ............................................................................................. 50
4.6. Rata-rata Tamu Per Kamar (RTK) ................................................................................ 50
4.7. Banyaknya Malam Kamar Yang Terpakai .................................................................. 51
4.8. Tingkat Penghunian Kamar .......................................................................................... 51
4.9. Proyeksi Jumlah Wisatawan Yang Akan Menginap Pada Hotel Berbintang ........ 52
4.9.1. Proyeksi Jumlah Wisatawan Mancanegara Yang Akan Menginap Pada
Hotel Berbintang ................................................................................................. 52
4.9.2. Proyeksi Jumlah Wisatawan Nusantara Yang Akan Menginap Pada Hotel
Berbintang ............................................................................................................ 53
4.10. Proyeksi Kebutuhan Kamar Hotel Berbintang ........................................................... 53

5. PEMBANGUNAN HOTEL BERBINTANG ...................................................................... 56

5.1. Izin Pembangunan Hotel ............................................................................................... 56
5.2. Izin Pengusahaan Hotel ................................................................................................. 57
5.3. Pengelolaan Hotel ........................................................................................................... 58
5.4. Organisasi Hotel ............................................................................................................. 59
5.4.1. Fungsi Organisasi Hotel .................................................................................... 60
5.4.2. Organisasi hotel yang menganut sistem manajemen (one board system
dan two board system)....................................................................................... 61
5.4.3. Susunan Organisasi Hotel ................................................................................. 61
The Small Hotel Organization Chart (For 26-99 Guest Rooms) .............. 62
The Medium Hotel Organization Chart (For 100 - 299 Guest Rooms) ... 62
The Large Organization Chart (300 Rooms - Up) ...................................... 63
Human Resources Department Organization Chart................................. 64
Engineering & Maintenance Organization Chart ...................................... 64
Marketing Department Organization Chart .............................................. 65
Front Office Department Organization Chart ............................................ 66
House Keeping Department Organization Chart...................................... 67
Food & Beverage Department Organization Chart................................... 68
Kitchen Department Organization Chart ................................................... 69
Restaurant (Classical & American System) Organization Chart ............. 70
Accounting Department Organization Chart ............................................ 71
Laundry Department Organization Chart.................................................. 72
Security Department Organization Chart .................................................. 73
5.4.4. Pembagian Department ..................................................................................... 74
5.4.4.1. Pembagian department menurut fungsi pendapatan dan tanpa
pendapatan ........................................................................................... 74
5.4.4.2. Pembagian department menurut besar-kecilnya fungsi gugus
tugas dan peranannya ......................................................................... 75
DaftarIsi

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5.4.4.3. Bagian-bagian/divisi atau kantor yang tergolong bukan sebutan

department (non department) antara lain : ..................................... 76
5.4.5. Fungsi Dan Peranan Tiap Department ............................................................ 76
5.4.5.1. Major Department ............................................................................... 76
5.4.5.2. Middle Lower Department................................................................. 79
5.4.5.3. Non Department Managerial Levels................................................. 82
5.4.6. Pembagian Jabatan ............................................................................................. 82
5.4.6.1. Top Managerial Level ......................................................................... 82
5.4.6.2. Middle Managerial Level.................................................................... 83
5.4.6.3. Lower Managerial Level ..................................................................... 83
5.4.7. Pembagian Divisi ................................................................................................ 84
5.5. Proyek Yang Direncanakan ............................................................................................. 88

5.6. INVESTASIHOTELBINTANGSATU...................................................................................91
5.6.1. Sumber Pembiayaan ........................................................................................... 97
5.6.2. Kebutuhan Modal Kerja..................................................................................... 97
5.6.3. Perhitungan Bunga Bank Selama Masa Konstruksi (IDC) ........................... 98
5.6.4. Pelunasan Pinjaman dan Pembayaran Bunga Bank ...................................... 98
5.6.5. Proyeksi Penerimaan ........................................................................................ 101
5.6.5.1. Penerimaan sewa kamar ................................................................... 101
5.6.5.2. Penerimaan Food & Beverage .......................................................... 101
5.6.5.3. Penerimaan Minor Operated ........................................................... 104
5.6.6. Biaya-biaya Operasi .......................................................................................... 105
5.6.6.1. Biaya Kamar ....................................................................................... 105
5.6.6.2. Biaya Food & Beverage ..................................................................... 105
5.6.6.3. Biaya Minor Operated ....................................................................... 106
5.6.6.4. Gaji Karyawan .................................................................................... 107
5.6.6.5. Biaya Promosi & Entertaintment ..................................................... 108
5.6.6.6. Biaya Administrasi dan Umum ....................................................... 108
5.6.6.7. Penyusutan ......................................................................................... 112
5.6.7. Proyeksi Keuangan ........................................................................................... 113
5.6.7.1. Proyeksi Laba/Rugi .......................................................................... 113
5.6.7.2. Proyeksi Arus Kas.............................................................................. 114
5.6.7.3. Proyeksi Neraca ................................................................................. 115
5.6.8. Kelayakan Investasi .......................................................................................... 116
5.6.8.1. Return on Investment (ROI) ............................................................. 116
5.6.8.2. Return on Equity (ROE) .................................................................... 116
5.6.8.3. Internal Rate of Return (IRR) ........................................................... 116
5.6.8.4. Net Present Value (NPV) .................................................................. 117
5.6.8.5. Break Even Point (BEP) ..................................................................... 117
5.6.8.6. Payback Period ................................................................................... 117

DaftarIsi

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HotelBerbintangdiIndonesia,20122015

5.7. INVESTASIHOTELBINTANGDUA...................................................................................118
5.7.1. Sumber Pembiayaan ......................................................................................... 124
5.7.2. Kebutuhan Modal Kerja................................................................................... 125
5.7.3. Perhitungan Bunga Bank Selama Masa Konstruksi (IDC) ......................... 125
5.7.4. Pelunasan Pinjaman dan Pembayaran Bunga Bank .................................... 126
5.7.5. Proyeksi Penerimaan ........................................................................................ 128
5.7.5.1. Penerimaan Sewa Kamar.................................................................. 128
5.7.5.2. Penerimaan Food & Beverage ......................................................... 130
5.7.5.3. Penerimaan Minor Operated ........................................................... 132
5.7.6. Biaya-biaya Operasi .......................................................................................... 133
5.7.6.1. Biaya Kamar ....................................................................................... 133
5.7.6.2. Biaya Food & Beverage ..................................................................... 133
5.7.6.3. Biaya Minor Operated ...................................................................... 134
5.7.6.4. Gaji Karyawan.................................................................................... 135
5.7.6.5. Biaya Promosi & Entertaintment..................................................... 136
5.7.6.6. Biaya Administrasi dan Umum ....................................................... 136
5.7.6.7. Penyusutan ......................................................................................... 141
5.7.7. Proyeksi Keuangan ........................................................................................... 141
5.7.7.1. Proyeksi Laba / Rugi ........................................................................ 141
5.7.7.2. Proyeksi Arus Kas ............................................................................. 142
5.7.7.3. Proyeksi Neraca ................................................................................. 143
5.7.8. Kelayakan Investasi .......................................................................................... 144
5.7.8.1. Return on Investment (ROI)............................................................. 145
5.7.8.2. Return on Equity (ROE) .................................................................... 145
5.7.8.3. Internal Rate of Return (IRR) ........................................................... 145
5.7.8.4. Net Present Value (NPV) .................................................................. 145
5.7.8.5. Break Even Point (BEP)..................................................................... 145
5.7.8.6. Payback Period................................................................................... 146

5.8. INVESTASIHOTELBINTANGTIGA..................................................................................147
5.8.1. Sumber Pembiayaan ......................................................................................... 153
5.8.2. Kebutuhan Modal Kerja................................................................................... 153
5.8.3. Perhitungan Bunga Bank Selama Masa Konstruksi (IDC) ......................... 154
5.8.4. Pelunasan Pinjaman dan Pembayaran Bunga Bank .................................... 154
5.8.5. Proyeksi Penerimaan ........................................................................................ 157
5.8.5.1. Penerimaan Sewa Kamar.................................................................. 157
5.8.5.2. Penerimaan Food & Beverage ......................................................... 158
5.8.5.3. Penerimaan Minor Operated ........................................................... 160
5.8.6. Biaya-biaya Operasi .......................................................................................... 161
5.8.6.1. Biaya Kamar ....................................................................................... 161
5.8.6.2. Biaya Food & Beverage ..................................................................... 161
5.8.6.3. Biaya Minor Operated ...................................................................... 162
5.8.6.4. Gaji Karyawan.................................................................................... 163
DaftarIsi

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HotelBerbintangdiIndonesia,20122015

5.8.6.5. Biaya Promosi & Entertaintment..................................................... 164

5.8.6.6. Biaya Administrasi dan Umum ....................................................... 164
5.8.6.7. Penyusutan ......................................................................................... 169
5.8.7. Proyeksi Keuangan ........................................................................................... 169
5.8.7.1. Proyeksi Laba/Rugi .......................................................................... 169
5.8.7.2. Proyeksi Arus Kas ............................................................................. 170
5.8.7.3. Proyeksi Neraca ................................................................................. 171
5.8.8. Kelayakan Investasi .......................................................................................... 172
5.8.8.1. Return on Investment (ROI)............................................................. 173
5.8.8.2. Return on Equity (ROE) .................................................................... 173
5.8.8.3. Internal Rate of Return (IRR) ........................................................... 173
5.8.8.4. Net Present Value (NPV) .................................................................. 173
5.8.8.5. Break Even Point (BEP)..................................................................... 173
5.8.8.6. Payback Period................................................................................... 174

5.9. INVESTASIHOTELBINTANGEMPAT..............................................................................175
5.9.1. Sumber Pembiayaan ......................................................................................... 181
5.9.2. Kebutuhan Modal Kerja................................................................................... 182
5.9.3. Perhitungan Bunga Bank Selama Masa Konstruksi (IDC) ......................... 182
5.9.4. Pelunasan Pinjaman dan Pembayaran Bunga Bank .................................... 183
5.9.5. Proyeksi Penerimaan ........................................................................................ 185
5.9.5.1. Penerimaan sewa kamar................................................................... 185
5.9.5.2. Penerimaan Food & Beverage ......................................................... 186
5.9.5.3. Penerimaan Minor Operated ........................................................... 189
5.9.6. Biaya-biaya Operasi .......................................................................................... 190
5.9.6.1. Biaya Kamar ....................................................................................... 190
5.9.6.2. Biaya Food & Beverage ..................................................................... 190
5.9.6.3. Biaya Minor Operated ...................................................................... 191
5.9.6.4. Gaji Karyawan.................................................................................... 192
5.9.6.5. Biaya Promosi & Entertaintment..................................................... 193
5.9.6.6. Biaya Administrasi dan Umum ....................................................... 193
5.9.6.7. Penyusutan ......................................................................................... 198
5.9.7. Proyeksi Keuangan ........................................................................................... 198
5.9.7.1. Proyeksi Laba / Rugi ........................................................................ 198
5.9.7.2. Proyeksi Arus Kas ............................................................................. 199
5.9.7.3. Proyeksi Neraca ................................................................................. 200
5.9.8. Kelayakan Investasi .......................................................................................... 201
5.9.8.1. Return on Investment (ROI)............................................................. 202
5.9.8.2. Return on Equity (ROE) .................................................................... 202
5.9.8.3. Internal Rate of Return (IRR) ........................................................... 202
5.9.8.4. Net Present Value (NPV) .................................................................. 202
5.9.8.5. Break Even Point (BEP)..................................................................... 202
5.9.8.6. Payback Period................................................................................... 203
DaftarIsi

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HotelBerbintangdiIndonesia,20122015

5.10.INVESTASIHOTELBINTANGLIMA..................................................................................204
5.10.1. Sumber Pembiayaan ....................................................................................... 210
5.10.2. Kebutuhan Modal Kerja ................................................................................. 210
5.10.3. Perhitungan Bunga Bank Selama Masa Konstruksi (IDC) ........................ 211
5.10.4. Pelunasan Pinjaman dan Pembayaran Bunga Bank .................................. 212
5.10.5. Proyeksi Penerimaan ...................................................................................... 214
5.10.5.1. Penerimaan Sewa Kamar ............................................................... 214
5.10.5.2. Penerimaan Food & Beverage ....................................................... 215
5.10.5.3. Penerimaan Minor Operated ........................................................ 217
5.10.6. Biaya-biaya Operasi ........................................................................................ 218
5.10.6.1. Biaya Kamar .................................................................................... 218
5.10.6.2. Biaya Food & Beverage .................................................................. 219
5.10.6.3. Biaya Minor Operated .................................................................... 220
5.10.6.4. Gaji Karyawan ................................................................................. 221
5.10.6.5. Biaya Promosi & Entertaintment .................................................. 222
5.10.6.6. Biaya Administrasi dan Umum .................................................... 222
5.10.6.7. Penyusutan ...................................................................................... 227
5.10.7. Proyeksi Keuangan ......................................................................................... 227
5.10.7.1. Proyeksi Laba / Rugi ..................................................................... 227
5.10.7.2. Proyeksi Arus Kas........................................................................... 228
5.10.7.3. Proyeksi Neraca .............................................................................. 229
5.10.8. Kelayakan Investasi ........................................................................................ 230
5.10.8.1. Return on Investment (ROI) .......................................................... 231
5.10.8.2. Return on Equity (ROE) ................................................................. 231
5.10.8.3. Internal Rate of Return (IRR) ........................................................ 231
5.10.8.4. Net Present Value (NPV) ............................................................... 231
5.10.8.5. Break Even Point (BEP) .................................................................. 231
5.10.8.6. Payback Period ................................................................................ 232

6. RANGKUMAN HASIL ANALISIS PROYEKSI KEUANGAN .................................. 233

LAMPIRAN
I.

Keputusan Menteri Kebudayaan dan Pariwisata

Nomor: KM.3/HK.001/MKP.02 Tanggal 27 Pebruari 2002
Tentang Penggolongan Kelas Hotel ...................................................................... 1. L.
II. Penggolongan Kelas Hotel ................................................................................... 12. L.
III. Pedoman Standar Pembangunan Hotel Bintang .............................................. 44. L.

,,,

DaftarIsi

vi.