Managementof19Properties Projectstructuringreport

SELECTION
MANAGEMENT
OF
ENTITIES FOR
19 TOURISM PROPERTIES
OF
(YATRI NIWAS/ DORMITORIES/ WAYSIDE AMENITIES)
ON
R E N O V A T E , O P E R` A T E , M A I N T A I N A N D
TRANSFER (ROMT) BASIS
PROJECT STRUCTURING REPORT

SEPTEMBER 2014
SELECTION OF ENTITIES FOR MANAGEMENT OF 19 PROPERTIES
SUBMITTED TO:
Department of Tourism,
Government of Karnataka
West Entrance, Khanija Bhavan, Bangalore - 560001
SUBMITTED BY:
INFRASTRUCTURE Possibilities Unlimited.
Infrastructure Development Corporation (Karnataka) Limited

9/7, K.C.N. Bhavan, Yamunabai Road, Madhavnagar Extension
Off Race Course Road, Bangalore 560001
Tel: +91 80 4344 8000 Fax: +91 80 4344 8001, www.ideck.in
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Table of Contents
SECTION A: PROJECT BACKGROUND .................................................... 10
1. INTRODUCTION....................................................................................... 11
1.1.
About the Project ................................................................................................................. 11
1.2.
Issues in the present management structure ...................................................................... 12
1.3.
Objectives ............................................................................................................................. 15
1.4.
About the identified properties ............................................................................................ 15
1.5.
Approach to the Study.......................................................................................................... 18
2. OVERVIEW OF KARNATAKA............................................................... 19
2.1.
State Profile .......................................................................................................................... 19
2.2.
Regional linkages and connectivity ..................................................................................... 20
2.3.
Karnataka as a Tourism Destination .................................................................................. 22
SECTION B: ANALYSIS OF TOURISM PROPERTIES ........................... 24

Property 1: Hotel Mayura Malaprabha, Belgaum ............................ 25
1.1
Introduction .............................................................................................................................. 25
1.2
Location .................................................................................................................................... 25
1.3
Connectivity .............................................................................................................................. 26
1.4
Status of existing infrastructure............................................................................................... 26
1.5
Tourists Inflows......................................................................................................................... 28
1.6
SWOT Analysis .......................................................................................................................... 28
Property 2: Hotel Mayura Pushpagiri at Pushpagiri, Halebeedu,

Hassan............................................................................................................. 29
2.1
Introduction .............................................................................................................................. 29
2.2
Location .................................................................................................................................... 29
2.3
Connectivity .............................................................................................................................. 30
2.4
2.5
2.6
SWOT Analysis .......................................................................................................................... 32
Property 3: Yatri Niwas at Shanthisagar, Chennagiri, Davangere

........................................................................................................................... 33
3.1
Introduction .............................................................................................................................. 33
3.2
Location .................................................................................................................................... 33
3.3
Connectivity .............................................................................................................................. 34
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3.4
3.5
3.6
SWOT Analysis .......................................................................................................................... 37
Property 4: Yatri Niwas at Shikaripur, Shimoga .............................. 38

4.1
Introduction .............................................................................................................................. 38
4.2
Location .................................................................................................................................... 38
4.3
Connectivity .............................................................................................................................. 39
4.4
4.5
4.6
SWOT Analysis .......................................................................................................................... 41
Property 5: Hotel Mayur Sangam, Kanakapura, Ramnagara ....... 42

5.1
Introduction .............................................................................................................................. 42
5.2
Location .................................................................................................................................... 42
5.3
Connectivity .............................................................................................................................. 43
5.4
5.5
5.6
SWOT Analysis .......................................................................................................................... 46
Property 6: Yatri Niwas at Devarayanadurga, Tumkur District . 47

6.1
Introduction .............................................................................................................................. 47
6.2
Location .................................................................................................................................... 47
6.3
Connectivity .............................................................................................................................. 48
6.4
6.5
6.6
SWOT Analysis .......................................................................................................................... 51
Property 7: Wayside facility in Ganagapur, Gulbarga .................... 52

7.1
Introduction .............................................................................................................................. 52
7.2
Location .................................................................................................................................... 52
7.3
Connectivity .............................................................................................................................. 53
7.4
7.5
7.6
SWOT Analysis .......................................................................................................................... 55
Property 8: Dormitories at Melukote, Mandya ................................. 56

8.1
Introduction .............................................................................................................................. 56
8.2
Location .................................................................................................................................... 56
8.3
Connectivity .............................................................................................................................. 57
8.4
8.5
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8.6
SWOT Analysis .......................................................................................................................... 59
Property 9: Yatri Nivas at Aihole, Bagalkot ....................................... 60

9.1
Introduction .............................................................................................................................. 60
9.2
Location .................................................................................................................................... 60
9.3
Connectivity .............................................................................................................................. 61
9.4
9.5
9.6
SWOT Analysis .......................................................................................................................... 64
Property 10: Wayside Facility at Lakkundi, Gadag ......................... 65

10.1
Introduction ......................................................................................................................... 65
10.2
Location ................................................................................................................................ 65
10.3
Connectivity .......................................................................................................................... 66
10.4
Status of existing infrastructure .......................................................................................... 66
10.5
Tourists Inflows .................................................................................................................... 68
10.6
SWOT Analysis...................................................................................................................... 69
Property 11: Hotel Mayur Samudra, Gokarna, Uttar Kannada ... 70

11.1
Introduction ......................................................................................................................... 70
11.2
Location ................................................................................................................................ 70
11.3
Connectivity .......................................................................................................................... 71
11.4
11.5
11.6
SWOT Analysis...................................................................................................................... 73
Property 12: Dormitory at Moodubidere, Dakshin Kannada ...... 74

12.1
Introduction ......................................................................................................................... 74
12.2
Location ................................................................................................................................ 74
12.3
Connectivity.......................................................................................................................... 75
12.4
12.5
12.6
SWOT Analysis...................................................................................................................... 78
Property 13: Hotel Mayura Barachukki Madhyaranga,

Shivanasamudra, Chamarajnagara ...................................................... 79
13.1
Introduction ......................................................................................................................... 79
13.2
Location ................................................................................................................................ 79
13.3
Connectivity .......................................................................................................................... 80
13.4
Status of Existing Infrastructure ......................................................................................... 80
13.5
13.6
SWOT Analysis...................................................................................................................... 82
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Property 14: Hotel Mayur Keshav, Somanathapura, Mysore..... 794

14.1
Introduction ......................................................................................................................... 83
14.2
Location ................................................................................................................................ 83
14.4
14.5
14.6
SWOT Analysis...................................................................................................................... 86
Property 15: Wayside Facility at Thannikola, Belgaum ................ 87

15.1
Introduction ......................................................................................................................... 87
15.2
Location ................................................................................................................................ 87
15.4
15.5
15.6
SWOT Analysis...................................................................................................................... 90
Property 16: Hotel Mayura at Devrayanadurga, Tumkur ............. 91

16.1
Introduction ......................................................................................................................... 91
16.2
Location ................................................................................................................................ 91
16.3
Connectivity .......................................................................................................................... 92
16.4
16.5
16.6
SWOT Analysis...................................................................................................................... 94
Property 17: Wayside Facility at Basavana Bagevadi, Bijapur ... 95

17.1
Introduction ......................................................................................................................... 95
17.2
Location ................................................................................................................................ 95
17.4
17.5
17.6
SWOT Analysis...................................................................................................................... 99
Property 18: Wayside Amenities in Shiradi, Sakaleshpur Taluk,

Hassan........................................................................................................... 100
18.1
Introduction ....................................................................................................................... 100
18.2
Location .............................................................................................................................. 100
18.4
Status of existing infrastructure ........................................................................................ 101
18.5
Tourists Inflows .................................................................................................................. 103
18.6
SWOT Analysis.................................................................................................................... 104
Property 19: Fast Food Counter, Anmod, Uttar Kannada ........... 105
19.1
Introduction ....................................................................................................................... 105
19.2
Location .............................................................................................................................. 105
19.3
Connectivity ........................................................................................................................ 106
19.4
Status of existing infrastructure ........................................................................................ 107
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19.5
Tourists Inflows .................................................................................................................. 108
19.6
SWOT Analysis.................................................................................................................... 108
SECTION C: PROJECT STRUCTURING AND CONFIGURATION...... 109

1. PROJECT COSTS FOR IDENTIFIED PROPERTIES ......................... 110
2. PROJECT CONFIGURATION ................................................................ 129
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List of FIGURES
Figure 1: Infrastructure Components contributing to holistic experience of Tourists ....... 12
Figure 2: Location of Tourism Properties proposed for renovation .......................................... 15
Figure 3: District wise split up .................................................................................................................... 15
Figure 4: Types of Tourism Facilities ....................................................................................................... 16
Figure 5: Operational and Non-operational Properties ................................................................... 16
Figure 6: Proposed Methodology for the Project ................................................................................ 18
Figure 7: Hotel Mayura Malaprabha, Belgaum .................................................................................... 25
Figure 8: Regional Connectivity and surrounding habitation ....................................................... 25
Figure 9: Location of Hotel Mayura Malaprabha, Belgaum ............................................................ 26
Figure 10: Visual Analysis of Hotel Mayura Malaprabha, Belgaum ............................................. 27
Figure 11: Tourists inflows in Belgaum .................................................................................................. 28
Figure 12: Hotel Mayura Pushpagiri at Pushpagiri, Halebeedu, Hassan District................... 29
Figure 13: Regional Connectivity and surrounding habitations ................................................... 29
Figure 14: Location of Tourism Facilities at Pushpagiri, Halebeedu, Hassan district. ........ 30
Figure 15: Visual Analysis of Tourism Facilities at Pushpagiri, Halebeedu, Hassan ............ 31
Figure 16: Tourists inflows in Halebeedu and Hassan ..................................................................... 32
Figure 17: Yatri Niwas at Shanthisagar, Chennagiri, Davangere .................................................. 33
Figure 19: Location of Yatri Niwas at Shanthisagar, Chennagiri, Davangere .......................... 34
Figure 20: View of the Shantisagar from the Site................................................................................ 35
Figure 21: Visual Analysis of Yatri Niwas at Shanthisagar, Chennagiri, Davangere ............. 36
Figure 22: Tourists inflows in Shanthisagar and Davangere ......................................................... 37
Figure 23: Yatri Niwas at Shikaripur, Shimoga .................................................................................... 38
Figure 25: Location of Yatri Niwas at Shikaripur, Shimoga ............................................................ 39
Figure 26: Visual Analysis of Yatri Niwas at Shikaripur, Shimoga ............................................... 40
Figure 27: Tourists inflows in Shimoga .................................................................................................. 41
Figure 28: Hotel Mayur Sangam, Kanakapura, Ramnagara ............................................................ 42
Figure 30: Location of Hotel Mayur Sangam, Kanakapura, Ramnagara .................................... 43
Figure 31: Visual Analysis of Hotel Mayur Sangam, Kanakapura, Ramnagara ....................... 45
Figure 32: Tourists inflows in Mekadatu and Ramnagara .............................................................. 46
Figure 33: Yatri Niwas at Devarayanadurga, Tumkur District ...................................................... 47
Figure 35: Location of Yatri Niwas at Devarayanadurga, Tumkur District .............................. 48
Figure 36: Visual Analysis of Yatri Niwas at Devarayanadurga, Tumkur District ................. 49
Figure 37: Tourists inflows in Devrayanadurga and Tumkur ....................................................... 50
Figure 38: Wayside facility in Ganagapur, Gulbarga ......................................................................... 52
Figure 40: Location of Wayside facility in Ganagapur ...................................................................... 53
Figure 41: Visual Analysis of Wayside facility in Ganagapur ......................................................... 54
Figure 42:Tourists inflows in Ganagapur and Gulbarga .................................................................. 55
Figure 43: Dormitories at Melukote, Mandya....................................................................................... 56
Figure 45: Location of Dormitories at Melukote, Mandya............................................................... 57
Figure 46: Visual Analysis of Dormitories at Melukote, Mandya ................................................. 58
Figure 47: Tourists inflows in Melukote and Mandya ...................................................................... 59
Figure 48: Yatri Nivas situated at Aihole, Bagalkot ............................................................................ 60
Figure 49: Regional Connectivity and Surrounding habitations .................................................. 60
Figure 50: Location of Proposed Yatri Nivas situated at Aihole, Bagalkot ............................... 61
Figure 51: Visual Analysis of Yatri Nivas situated at Aihole, Bagalkot....................................... 62
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Figure 52: Interior View of Yatri Nivas situated at Aihole, Bagalkot .......................................... 63
Figure 53: Existing Toilet Block at Yatri Nivas situated at Aihole, Bagalkot ........................... 63
Figure 54: Tourists inflows in Aihole and Bagalkot ........................................................................... 64
Figure 55: Wayside Facility at Lakkundi, Gadag ................................................................................. 65
Figure 56: Regional connectivity and surrounding habitations ................................................... 65
Figure 57: Location of Wayside Facility at Lakkundi, Gadag ......................................................... 66
Figure 58: Interior view of Wayside Facility at Lakkundi, Gadag ................................................ 67
Figure 59: Restaurant space and external toilet block at Wayside Facility ............................. 67
Figure 60: Tourists inflows in Lakkundi and Gadag .......................................................................... 68
Figure 61: Hotel Mayura Samudra, Gokarna, Uttar Kannada......................................................... 70
Figure 63: Regional connectivity and surrounding habitations ................................................... 71
Figure 64: Visual Analysis of Hotel Mayura Samudra, Gokarna, Uttar Kannada ................... 72
Figure 65: Tourists inflows in Gokarna and Uttar Kannada ........................................................... 73
Figure 66: Dormitory at Moodubidere, Dakshin Kannada .............................................................. 74
Figure 68: Location of Dormitory at Moodubidere, Dakshin Kannada ...................................... 75
Figure 69: Visual Analysis of Dormitory at Moodubidere, Dakshin Kannada ......................... 76
Figure 70: Tourists inflows in Moodubidere and Dakshin Kannada .......................................... 77
Figure 71: Hotel Mayura Barachukki, Shivanasamudra................................................................... 79
Figure 73: Location of Hotel Mayura Barachukki, Shivanasamudra........................................... 80
Figure 74: Hotel Mayur Keshav, Somanathapura, Mysore .............................................................. 83
Figure 76: Location of Hotel Mayur Keshav, Somanathapura, Mysore District ..................... 84
Figure 77: Visual Analysis of Hotel Mayur Keshav, Somanathapura, Mysore District ........ 85
Figure 78: Tourists inflows in Somanathapura and Mysore .......................................................... 86
Figure 79: Wayside Facility at Tanikola, Belgaum ............................................................................. 87
Figure 80: Regional Connectivity and surrounding Habitations .................................................. 87
Figure 81: Location of Wayside Facility at Thannikola, Belgaum ................................................ 88
Figure 82: Visual Analysis of Wayside Facility at Thannikola, Belgaum ................................... 89
Figure 83: Tourists inflows in Saundatti and Belgaum .................................................................... 90
Figure 84: Hotel Mayura at Devrayanadurga, Tumkur .................................................................... 91
Figure 86: Location of Hotel Mayura at Devrayanadurga, Tumkur ............................................ 92
Figure 87: Visual Analysis of Hotel Mayura at Devrayanadurga, Tumkur ............................... 93
Figure 88: Tourists inflows in Devrayanadurga and Tumkur ....................................................... 94
Figure 89: Wayside Facility at Basavana Bagevadi, Bijapur ........................................................... 95
Figure 91: Location of Wayside Facility at Basavana Bagevadi, Bijapur ................................... 96
Figure 92: Visual Analysis of wayside Facility at Basavana Bagevadi, Bijapur ...................... 97
Figure 93: Tourists inflows in Basavana Bagevadi and Bijapur ................................................... 98
Figure 94: Wayside Amenities in Shiradi, ........................................................................................... 100
Figure 95: Regional Connectivity and surrounding habitations ................................................ 100
Figure 96: Location of Wayside Amenities in Shiradi, Sakaleshpur ......................................... 101
Figure 97: Visual Analysis of wayside Amenities in Shiradi, Sakaleshpur ............................ 102
Figure 98: Tourists inflows in Hassan .................................................................................................. 103
Figure 99: Fast Food Counter, Anmod, Uttar Kannada .................................................................. 105
Figure 100: Regional Connectivity and surrounding habitations ............................................. 105
Figure 101: Location of Fast Food Counter, Anmod, Uttar Kannada ....................................... 106
Figure 102: Visual Analysis of Fast Food Counter, Anmod, Uttar Kannada .......................... 107
Figure 103: Tourists inflows in Uttar Kannada ................................................................................ 108
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SECTION A: PROJECT
BACKGROUND
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1.
INTRODUCTION
1.1. About the Project
Karnatakas thriving economy has created many opportunities across the
State in the last decade. The growth of the States resource and business
sectors has brought more visitors to the shores and driven growth in the
cities and regions.
Karnataka ranks fourth in the country in the total number of domestic
tourist visits and ranks ninth in total number of international tourist visits.
In 2011, the total number of domestic tourist visits to the State was about
8.4 crores which accounted for about 10 percent of the total domestic
tourists in the country. Unlike other States in the country, Karnataka has
diverse tourism products such as heritage, pilgrim, coastal, nature, wildlife,
etc. to offer to its tourists. It is also home to the UNESCO world heritage sites
of Hampi, Pattadkal and the Western Ghats. The diverse range of tourism
product offerings makes it all the more challenging to promote Karnataka as
a tourist destination.
As the state progresses, Government of Karnataka (GoK) is determined to
boost the tourism industry in the state as well. In the upcoming Karnataka
Tourism Policy 2014-19, a large emphasize has been laid on enhancing
hospitality services and standards, promoting innovative developments and
rejuvenation of older tourist attractions, with the aim of offering visitors the
experience that will commensurate with higher expectations.
According to Department of Tourism (DoT), GoK, there were approx. 32.95
Million domestic tourists in the year 2009. The domestic and foreign
tourists have shown a healthy CAGR of 11% and 6% respectively. It is
estimated that with the given trend, Karnataka can expect approx 62 Billion
and 0.70 Million domestic & foreign tourists respectively in the year 2015.
This increased inflow needs to be matched by the supporting infrastructure
both from Public and Private sector.
Among the other infrastructure components, accommodation comprises an
important part of tourism-related infrastructure which provides holistic
experience to the tourist. With the increasing number of tourists visiting the
State belonging to varied age group and income sector, it is becoming
increasingly important to provide clean and comfortable budget
accommodation facilities.
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Figure 1: Infrastructure Components contributing to holistic experience of Tourists
The DoT (GoK) has made investments for the development of hospitality
infrastructure for the general public across the state either directly or
through Karnataka State Tourism Development Corporation (KSTDC) in the
form of various Yathri Niwas(s), dormitories, guest houses and Mayura
Hotels (which are managed by the KSTDC).
1.2. Issues in the present management structure

There have been various issues in the operations and management of these
facilities. Some of the major issues are highlighted below:
i.
Since these facilities have been created as low cost alternatives for
tourists, the user fees recovered are inadequate to cover operating
costs let alone service capital investments.
ii.
Presently, the management has not been able to deliver the desired
quality of service, so that in their present status, high charges or
rentals would not be feasible. This has also lead to very high costs
emanating from inefficiencies in management.
iii. With increasing fiscal pressures on state governments over the last
few years, the subsidies required for the sustainable O&M of these
properties have been declining steeply, as a result of which many of
these are in a poor state of maintenance and need significant repair
and upgradation work.
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iv.
There is an increased competition from private hotel operators,

which have led to a general decline in the utility of most such
facilities.
Interestingly many of these properties are in places of tourist interest or

prime urban locations. The government is, therefore, looking at options to
unlock the commercial value of these properties without changing the
purpose for which these were constructed in the first place. With this
background, the DoT (GoK), on behalf of KSTDC intends to develop tourist
facilities comprising Yatri Niwas, budget hotels and way-side amenities at
about nineteen identified locations in Karnataka. All these properties would
be fall under the category of Mayura, which is the trademark of KSTDC and
the private players would be required to promote the same trademark
mandatorily in these properties. These locations are highlighted in the
following map:
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LEGEND
FFC
Fast Food Counter
HM
Hotel Mayura Bharachukki
HMP
Hotel Mayura Pushpagiri
HMS
Hotel Mayur Samudra
HMS*
Hotel Mayur Sangam
HMK
Hotel Mayur Keshav
HMM
Hotel Mayura Malaprabha
WF
Wayside Facility
YN
Yatri Niwas
Figure 2: Location of Tourism Properties proposed for renovation
1.3. Objectives
The objectives of the Department are:
i.
To provide clean, comfortable and affordable accommodation to the
tourists visiting these locations and encourage extended stays.
ii.
To revitalize and make operational the existing assets belonging to
KSTDC, which are mostly in dilapidated state.
iii. To encourage and promote Private Sector Participation in the
development of tourism sector.
iv. To encourage entrepreneurship and livelihood opportunities for the
locals.
1.4. About the identified properties

The 19 properties identified for development are spread across Karnataka.
The geographical distribution of these properties is highlighted in the
following figure.
Figure 3: District wise split up
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These properties are combination of dormitories, Mayura Hotels, Yatri Niwas(s)

and wayside facilities. The split of the same is provided in the following figure:
Figure 4: Types of Tourism Facilities
Some of the properties are operational and some are non-operational. The same
split is provided in the following figure.
Figure 5: Operational and Non-operational Properties
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The project facilities at the identified properties will comprise the following:
The additional facilities could include:

Construction of Additional Rooms/ Dormitories
Construction of Restaurant/ Food court/ Cafeteria
Shops/retail space for the benefits of tourists
First-aid centre/clinics
ATM
Water based activities (only applicable to Shanthisagara Lake property)
Other activities consistent with tourism for the benefit of tourists, with
prior approval of DoT
The construction of additional facilities will be eligible for incentives under
Expansion Projects as per the Karnataka Tourism Policy 2014-19.
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1.5. Approach to the Study

The following approach has been adopted for reviving the identified
properties and taking them forward for development:
Development of 19 Tourism
Properties
Discussions with project

officials
Understanding of the project
development process,
requirement specifications for
developing the identified sites,
etc
Secondary data analysis

Tourism data, growth trends,
tourism scenario, other
similar existing tourism
properties, market trends,
etc
Site Analysis of proposed

properties
Site perception survey w.r.t.
surroundings, visual analysis,
available infrastructure, etc.
Pre- Feasibility Analysis, review of legal

Policy framework and Project Structuring
Review of Proposed Tourism Policy
2014-19
Analysis of existing information
Project structuring
Financial structuring options
Risk Analysis
Preparation of Bid Documents and Bid

Process Management
RfP Document
Draft Contract Agreement
Marketing Support
Assistance in Pre-bid
Bid Evaluation
Assistance in signing of the Agreement
with the selected bidder(s)
Figure 6: Proposed Methodology for the Project
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2. OVERVIEW OF KARNATAKA
2.1. State Profile
Karnataka is one of the progressive and well developed industrial states in
the country. The state has an illustrious history of successfully introducing
several industrial and technological initiatives in both old and new economy
fields. The state is now focusing on the development of trade & service
sectors where there is significant untapped potential. Part of this sea of
opportunity is the immense potential in the Tourism sector.
The new Karnataka Tourism Policy 2014-19 sets the direction for the
Karnataka tourism industry over the next five years, with key objectives of
increasing the tourism sector contribution to the State GDP through large
scale investment which would in turn generate over 4.3 million additional
jobs.
The proposed policy aligns with the vision of Government of Karnataka for
boosting the states tourism potential. The policy is market oriented and
focused on employment generation at the local level. The key aspects of the
policy are as follows:
i) Encourages local entrepreneurs and development through various
modes, including public-private partnerships (PPP) supported by
incentives and concessions;
ii) Better implementation and facilitation support by way of setting up a
tourism infrastructure company and enacting the Karnataka Tourism
Trade (Facilitation and Regulation) Act.
iii) Promotes soft components of tourism, such as, events, festivals,
internet connectivity, etc through private sector involvement;
iv) Emphasizes human resources development (HRD), capacity
enhancement and skill development of various operators / service
providers in the sector;
v) Involvement of the private sector / local communities in operation and
maintenance of tourism infrastructure;
vi) Shift in the role of the Tourism Department towards facilitating
development and quality assessment of the infrastructure and services
provided;
vii) Provides guidelines for development of various tourism products and
services to ensure better quality of service and improve overall tourist
experience;
The State is driving domestic growth, crafting careers, creating wealth
through a balanced mix of resource-based and knowledgeable products and
services. The state has a living tradition of employing technology to trace a
steady growth curve across various sectors like aerospace, agro based
industries, apparel, automotive, cement, contract research, information
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technology, oil & gas, pharmaceutical, precision engineering, steel and food
processing.
Pro-investor friendly State Government has initiated several policies for
promotion of industry in the state which include Agro Food Processing
policy, Bio Tech Policy, Export Promotion policy, Industrial policy,
Infrastructure Policy, IT and SEZ policy and the Karnataka Tourism Policy to
name a few. Congenial industrial ambience, salubrious climate, cordial labor
relations and more importantly, skilled manpower has been instrumental in
attracting investments into Karnataka.
Sub-Sector
Agriculture Manufacturing
(%)
(%)
Employment
Share
GSDP Share
Employment
Growth Rate
GSDP
Growth
Rate
Employment
Elasticity
Contribution to
Employment
Growth
Contribution to
GSDP Growth
60.80
Trade, Hotels Banking &

& Restaurants Ins.,
Real
(%)
Estate, Fin.,
& Business
Services (%)
10.60
10.70
2.00
18.50
1.20
19.40
1.60
14.40
5.70
16.50
6.90
0.80
7.70
9.60
10.30
1.53
0.21
0.59
0.67
41.10
9.70
27.60
5.90
2.90
20.80
17.60
20.80
Source: Department of Tourism, YES BANK
2.2. Regional linkages and connectivity

Karnataka is among the top five industrial states in the country. The state is
linked by air with international centres and also has a wide network of
roads, railways, seaports, airports and communication network.
i.
Road Network
State is well connected by Roads and the GoK has initiated a
programme for further development of the network and in the first
phase approximately 10,000 Kms of road is expected to be developed
on a PPP basis. Public Private Partnerships are prevalent in road
development projects in Karnataka. The Tumkur-Neelamangala road
elevated expressway to Electronics City and Bengaluru-Maddur road,
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are among those projects that have been developed on Build-OperateTransfer (BOT) and Annuity models.
Road Type
National Highway
State Highway
District Roads
ii.
Road Length (Km)

3843
28311
19801
Airports
Bangalore and Mangalore are the only two airports in Karnataka with
international flights.
The Bangalore International Airport at
Devanahalli, has high-quality international connectivity. Airlines
including Lufthansa, British Airways, Air France, Singapore Airlines
and Malaysian Airline operate out of the airport. International flights
from Mangalore are operated to the Middle East. New minor airports
have been proposed for Hassan, Mysore and Gulbarga, and are at
various stages of approval and completion/Operation.
Bangalore International Airport
Area
Capacity
iii.
4000 Acres
11 Million pax per annum (approx)
Railways
The total rail track length in Karnataka is over 3,000 km. The South
Western Zone, headquartered at Hubli, was created in 2003. Several
parts of the state now come under this zone with the remaining area
under Southern Railways. Coastal Karnataka is covered under the
Konkan railway network, a project that is regarded as one of the major
feats of Indian engineering; it included the construction of a 2.02 kmlong bridge across the Sharavathi at Honnavar, and a 2.96-km-long
tunnel at Karwar.
In addition to this, Karnataka has a good port infrastructure and good
telecommunications network.
Karnataka at a glance
Area
Population
Gross domestic Product
GDP Growth Rate
Industrial Growth Rate
Airports
Seaports
National Highways
Railways
1,91,791 sq.kms
52.85 million
US$33.81 billion
5.5%
7.76%
6
20
21111 kms
3172 kms
Source: http://www.karnatakaindustry.gov.in/why-karnataka.html
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2.3. Karnataka as a Tourism Destination

Tourism is one of the key sectors that have vast potential and the
Government intends to develop this sector with pro active and investor and
tourist friendly policies. Karnataka has unveiled an ambitious master plan
to attract Rs.20,000 crore investments in the tourism sector over the next
five years to make the picturesque state a frontline destination for domestic
and overseas tourists. The master plan attempts to identify the economic
contribution of the traveller economy directly and indirectly through the
value chain. It also highlights the socio-economic policy objectives such as
regeneration, social and economic inclusion, enhancing skills and
employment. Government has also indicated that one of the objectives it to
generate about 200,000 jobs direct and indirect over the next five years
through various initiatives in the tourism industry.
Unlike in the IT sector, where jobs are largely concentrated in the urban
areas, jobs in the tourism sector are inclusive, dispersed throughout the
state and are entrepreneurial. Towards achieving this goal, the government
is supporting the Public Private Partnership (PPP) model and is looking for
investments and active involvement of the private industry and has been
proactive in speedy process of investment proposals.
People of Karnataka, particularly the youth, want to see an ecologically
conscious and green state with low pollution levels, efficient use of energy,
and responsible use of scarce resources such as water, and careful recycling
and reprocessing of waste.
According to Tourism department of Karnataka, there were approx. 32.95
Million domestic tourists in the year 2009. There was a marked decrease in
the flow of tourist during the year 2009 vis--vis 2008 and it was more
evident in foreign tourist arrivals as it dropped from 0.52 Million in 2008 to
0.23 Million in the year 2009. The drop can be attributed to the threat
posed by terrorism and Swine Flu. The domestic and foreign tourists have
shown a healthy CAGR of 11% and 6% respectively. It is estimated that
with the given trend, Karnataka can expect approx 62 Million and 0.70
Million domestic & foreign tourists respectively in the year 2015. Karnataka
needs to make some focused efforts towards attracting foreign tourists as
the share of foreign tourists is very small and hence there is tremendous
scope for growth.
Year
2001
2002
2003
22
Domestic
14117464
8678670
11175292
SSA
140703
59545
249908
Total
14258167
8738215
11425200
SEP
TEMBER
2014
2004
2005
2006
2007
2008
2009
2015*
27194178
25243468
36700431
38360156
37530969
32959526
62251405
530225
545225
505524
534563
520041
229847
704804
27724403
25788693
37205955
38894719
38051010
33189373
62545772
Source: Karnataka Tourism
It is estimated that 62545772 will visit Karnataka in the year 2015 at the
CAGR of 11.14% which is almost two times the number of tourists who
visited Karnataka in 2009. This increased inflow needs to be matched by
the supporting infrastructure both from Public and Private sector.
According to YES BANKs analysis, it is estimated that in the year 2015 tourists
would spend approx. 15000 crores in the State of Karnataka.
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SECTION B: ANALYSIS OF TOURISM

PROPERTIES
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2014
Property 1: Hotel Mayura Malaprabha, Belgaum

1.1
Introduction
Hotel Mayura Malaprabha in Belgaum is one of the properties that has
been identified by the DoT for revival. The property was developed in the
year 1994 by KSTDC and is not operational.
Site Area
3.012 acres
Built up area
26,240 sq.ft
Building
footprint
20%
Year of
construction
1994
No. of rooms
3 cottages and 6 rooms
Nearby Tourists
Attractions
Kotikere
Lake,
Belgaum Fort, Gokak
Falls, Kamala Basti
Figure 7: Hotel Mayura Malaprabha, Belgaum
1.2
Location
Belgaum is bounded on the
west and north by Maharashtra
state, on the northeast by
Bijapur district, on the east by
Bagalkote district, on the
southeast by Gadag district, on
the south by Dharawad district
and Uttar Kannada districts,
and on the southwest by the
state of Goa.
Hotel Mayura Malaprabha,
located on NH-4 in Ashok
Nagar, opposite to Kotikere
Lake, is one of the hottest
properties in the town of
Belgaum. The property lies
enroute from Kolhapur to Hubli.
Figure 8: Regional Connectivity and surrounding habitation
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Figure 9: Location of Hotel Mayura Malaprabha, Belgaum
The nearby tourist attractions include Kotikere Lake, Belgaum Fort, Gokak
Falls, Kamala Basti, Rakaskop and Kapileshwara Temple.
1.3
Connectivity
i.
Roads
Belgaum is connected by road to Maharashtra, Karnataka, Andhra
Pradesh and Tamil Nadu via NH 4 and Goa via NH 4A. There are a
number of bus operators plying between MumbaiBelgaum, PuneBelgaum, Bangalore-Belgaum and HyderabadBelgaum.
ii.
Rail
Belgaum is on the main Indian Railways grid being part of Hubli
division and is well connected by rail to major destinations such as
Bangalore, Mumbai, Pune/Delhi and Goa.
iii.
Air
Commercial airlines operate from Belgaum airport with regular
services to Bangalore and Chennai.
1.4
Status of existing infrastructure

1.4.1 Visual Analysis of the site
The hotel is spread across an area of 3.01 acres with the built up area
being about 26,240 sq.ft. The hotel has 3 cottages and 6 rooms with
double occupancy in each unit. Also, there are 4 ten-bed dormitories
spread over two floors. The property is not operational since 2012
and is in a dilapidated state.
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Figure 10: Visual Analysis of Hotel Mayura Malaprabha, Belgaum
1.4.2 Water supply and Sanitation

Water is supplied through a borewell. A drainage system also exists
which needs to be refurbished.
1.4.3 Electricity
A tapping point for electricity is available at the site which has been
provided by Hubli Electricity Supply Company (HESCOM) but it is
disconnected at present.
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1.5
Tourists Inflows
The number of tourists that visited the surrounding tourist destinations in
the 2011 and 2012 are summarised in the following figure:
Figure 11: Tourists inflows in Belgaum
1.6
SWOT Analysis
The SWOT analysis for the property is as follows:
STRENGTHS
The property is at a prime location

and has high real estate value.
Extremely well connected by road and
rail.
Several tourist spots in proximity.
Lush green surroundings around the
lake.
WEAKNESSES
OPPORTUNITIES
28
Proximity of lake enables developing

the space into a mini resort.
Lack of modern infrastructure as well

as extremely poor management.
Status of building decrepit.
THREATS
Existing developed and tourism

centric places like Goa in proximity.
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2014
Property 2: Hotel Mayura Pushpagiri at Pushpagiri, Halebeedu,

Hassan
2.1
Introduction
Hotel Mayura Pushpagiri, owned by the DoT, consists of a hotel which has
a restaurant and a lodging section. It has been identified by the DoT for
revival. It has been non operational since inception.
Site Area
10 acres
Built up area
17299 sq.ft
Building
Footprint
Year of
construction
3.97%
1995
No. of rooms
24
Nearby
Tourists
Attractions
Chennakesava
Temple, Halebeedu
Hoysaleswara
Temple
Figure 12: Hotel Mayura Pushpagiri at
Pushpagiri, Halebeedu, Hassan District.
2.2
Location
Hassan is one of the 30 districts of the state located in the south-western
part of Karnataka. It is bounded by Chikmagalur and Chitradurga on the
north, Dakshin Kannada on the west, Mysore and Kodagu on the south and
Mandya and Tumkur on the east.
Figure 13: Regional Connectivity and surrounding habitations
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Pushpagiri hill is located enroute from Halebeedu to Hassan on the HagraHalebeedu road. It is 1.5 km from Halebeedu temple.
It has many famous tourist attractions. The famous Chennakesava Temple
is 60 kms from the property.
Figure 14: Location of Tourism Facilities at Pushpagiri, Halebeedu, Hassan district.
2.3
2.4
Connectivity
i.
Road
The district has a full-fledged bus terminus operated by Karnataka
State Bus Transport Service; it is also connected by private bus
services to all major cities across south and west India. NH 48,
which connects the port of Mangalore to the capital city Bangalore,
passes through Hassan.
ii.
Rail
Hassan is the hub of broad gauge railways to Birur, Bangalore and
Mysore.
iii.
Air
The nearest airports are Mysore (115 km), Bangalore (187 km) and
Mangalore.

Hotel Mayura Pushpagiri is spread across an area of 10 acres. It was
constructed in two phases. The first phase was completed in the year
1995 consisting of 8 rooms on the ground floor and another 8 rooms
on the first floor. It has an area of 4716 sq.ft. The second phase was
completed in the year 1996 consisting of 8 rooms on the ground floor
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in a new building. This building has an area of 3614 sq.ft. In addition

to the rooms, there is one dining hall having an area of 4253 sq.ft.
The buildings are in a completely abandoned state and all the
furnishings are damaged. It is inaccessible as there are no proper
roads laid to the building and the building is surrounded by thorny
bushes.
Certain parts of the building need re-construction and the remaining
areas require renovation work.
Figure 15: Visual Analysis of Tourism Facilities at Pushpagiri, Halebeedu, Hassan

The water supply system consists of a borewell system. The
overhead tanks have a total capacity of 2000 litres. The sewerage
system is in a working condition
2.4.3 Electricity
A tapping point for electricity is available but there is no supply at
present.
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2.5
Tourists Inflows
Figure 16: Tourists inflows in Halebeedu and Hassan
2.6
SWOT Analysis
STRENGTHS
Located near the Halebeedu temple.

Hence, huge tourism potential.
Good connectivity via road.
WEAKNESSES
Weak connectivity via air.
Most of the visitors visit the temple

during day time and move onto
other destinations post noon.
OPPORTUNITIES
32
Could be developed as a low cost

budget hotel.
THREATS
An existent Hotel Mayura operating

just opposite to the Halebeedu
temple.
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2014
Property 3: Yatri Niwas at Shanthisagar, Chennagiri, Davangere

3.1
Introduction
The Yatri Niwas at Shanthisagar, Chennagiri, owned by the DoT, was
constructed in the year 2008. It is currently nonoperational. It was shut
down in the year 2011.
Site Area
10 acres
Built up area
43,560 sq.ft
Building
Footprint
Year of
construction
10%
2008
2 VIP rooms, 5
dormitories (8 cots/
dormitory)
Siddeshwara temple,
Devaralli Rangnatha
Swamy temple and
Sulekere tank.
No. of rooms
Nearby
Tourists
Attractions
Figure 17: Yatri Niwas at Shanthisagar, Chennagiri, Davangere
3.2
Location
Davangere is located centrally in the state. It is surrounded by
Chithradurga, Bellary, Shimoga, Chikmagalur and Haveri districts.
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The property is situated on the banks of Shanthisagar. It comes enroute

from Chennagiri to Davangere. SH 48 and SH 65 pass through the city in
proximity of the property.
Figure 19: Location of Yatri Niwas at Shanthisagar, Chennagiri, Davangere
The nearby tourist attractions include Siddeshwara temple, Devaralli

Rangnatha Swamy temple and Sulekere tank.
3.3
34
Connectivity
i.
Roads
Davangere is well-connected by road to Mumbai, Pune, Goa,
Bangalore, Mangalore and Chennai via NH 4 (Mumbai-PuneBangalore-Chennai highway).
ii.
Rail
The city's railway station comes under South Western Railway
Zone. Davangere railway station has been upgraded and the public
is provided with high-class facilities. A new rail track from
Davangere to Tumkur has been proposed which is likely to reduce
the travel time between Bangalore and Davangere.
iii.
Air
The nearest airport to Davangere is Hubli Airport which is 143
kilometres from the city.
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3.4

It is spread across an area of 10 acres with the built up area being
approximately 43560 sq.ft.
Figure 20: View of the Shantisagar from the Site
The property is a double storeyed building. It consists of 2 VIP rooms

with double occupancy and 5 dormitories with a capacity of 8 cots
per dormitory. There is no furniture in the rooms and dormitories.
There is a provision for a kitchen which is nonoperational currently.
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Figure 21: Visual Analysis of Yatri Niwas at Shanthisagar, Chennagiri, Davangere

The water system consists of two overhead tanks each having a
capacity of 1000 litres. Water is pumped to the tanks from the
Sulekere tank.
3.4.3 Electricity
A tapping point for electricity is available through Bangalore
Electricity Supply Company (BESCOM) but it is disconnected at
present.
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3.5
Tourists Inflows
Figure 22: Tourists inflows in Shanthisagar and Davangere
3.6
SWOT Analysis
STRENGTHS
Idyllic spot for a vacation

Shanthisagar is Asias second
largest irrigation tank. Hence, huge
tourism potential.
WEAKNESSES
OPPORTUNITIES
The development overlooking the
water body makes it extremely nice
location for tourist attraction.
Could be promoted as a budget hotel.
37
Lack of tourism facilities

Weak connectivity by air.
Lack of marketing and promotion.
THREATS
No major threats perceived.
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2014
Property 4: Yatri Niwas at Shikaripur, Shimoga

4.1
Introduction
Mayura Yatri Nivas, Shikaripur, owned by the DoT has been identified for
revival through PPP framework. The property is operational and run by
KSTDC. It was constructed in the year 2010.
Site Area
10 acres
Built up area
87,120 sq.ft
Building
footprint
Year of
construction
20%
2010
2 VIP rooms, 5
dormitories( 8 cots/
dormitory)
Balligavi, Bandalike
temple complex,
Uduthadi and
Thalagunda
No. of rooms
Nearby
Tourists
Attractions
Figure 23: Yatri Niwas at Shikaripur, Shimoga
4.2
Location
Shimoga is almost central on the Karnataka map. The property is situated
in Shikaripur, Shimoga on SH 48, 1 km from Huchharya Swamy Temple. It
comes enroute from Shimoga city to Sagara.
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The nearby tourist attractions include Huccharaya Swamy temple,

Balligavi, Bandalike temple complex, Uduthadi and Thalagunda.
Figure 25: Location of Yatri Niwas at Shikaripur, Shimoga
4.3
Connectivity
i.
ii.
iii.
4.4
Roads
Two national highways NH 206 (Tumkur-Honnavar) and NH 13
(SolapurMangalore) pass through Shimoga. It is well connected by
road to all major cities, towns and important cities of neighbouring
states.
Rail
Shimoga is connected by rail to Bangalore, Mysore and Hubli.
Air
Shimoga Airport was commissioned in the year 2008 to be
developed under the PPP mode. The work is currently stalled due to
differences between the private players of Shimoga Airport Private
Developers Ltd. At present, Mangalore International Airport is the
nearest airport to Shimoga, 188 km away.

The Yatri Niwas, Shikaripur in Shimoga is spread across an area of 10
acres. The built up area is approximately 87,120 sq.ft. The property is
a single storeyed building. It consists of 2 VIP rooms with double
occupancy and 5 dormitories with a capacity of 8 cots per dormitory.
Each room consists of 2 cots and each dormitory consists of 8 cots.
The property is operational with the tariff being Rs 600 per night per
VIP room and Rs 1600 per night for the dormitory.
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2014
In addition to the rooms and dormitories, there is one kitchen but it

is not operational currently.
Figure 26: Visual Analysis of Yatri Niwas at Shikaripur, Shimoga

The water system consists of two overhead tanks each having a
capacity of 1000 litres. Water is pumped to the tanks from a nearby
pond.
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2014
4.4.3 Electricity
Electricity supply is available through Mangalore Electricity Supply
Company (MESCOM).
4.5
Tourists Inflows
Figure 27: Tourists inflows in Shimoga
4.6
SWOT Analysis
The SWOT analysis of the property is as follows:
STRENGTHS
Lush green area.
Religious heritage.
Several tourist spots like Jog Falls,
Kodachadri in proximity.
OPPORTUNITIES
Good budget accommodation.
41
WEAKNESSES
Lack of modern tourism facilities.

THREATS
No major threat envisaged.
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2014
Property 5: Hotel Mayur Sangam, Kanakapura, Ramnagara

5.1
Introduction
Hotel Mayur Sangam is situated at Mekadatu, Humbali grama, Kanakapura
taluk in Ramnagara. The lush green forests surrounding the hotel provide
a very pleasing and relaxing experience to the visitors. The property is
operational and owned by the DoT.
Site Area
Built up
area
Building
footprint
0.52 acres
7500 sq.ft
33.11%
No. of
rooms
8 Air-conditioned and
8 Non-Air conditioned
rooms with attached
bathrooms, one
dormitory (14 beds)
Nearby
Tourists
Attractions
Sangam, Kabbalam
Temple
Figure 28: Hotel Mayur Sangam, Kanakapura, Ramnagara
5.2
Location
Ramnagara district has been carved out of the erstwhile Bangalore Rural
district. The district is part of the Bangalore Division and is approximately
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50 km southwest of Bangalore. Sangama is the place where river Arkavathi

merges with Kaveri.
Figure 30: Location of Hotel Mayur Sangam, Kanakapura, Ramnagara
Kanakapura is situated 55 km south to Bangalore on NH 209, on the banks

of the river Arkavathi and 27 km from Ramnagara. Sangama is situated 25
km from Kanakapura.
5.3
Connectivity
i.
Road
Malavalli, Bangalore are the nearby towns to Kanakapura having
road connectivity to Kanakapura. Kanakapura is connected by road
to Bangalore and Dindigul District in Tamil Nadu via the NH 209.
There are a number of bus operators plying between Bangalore
Kanakapura, Mysore-Kanakapura and Malavalli-Kanakapura. The
number of buses from Kanakapura to Sangama is very few. Tourists
therefore prefer to use private transportation for this purpose.
ii.
Rail
There is no railway station near Kanakapura within 10 km radius.
Bangalore city junction railway station is the major railway station
60 km from Kanakapura.
iii.
Air
The nearest airport to Sangama, Kanakapura is the Kempegowda
International Airport, Devanahalli, Bangalore.
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5.4

Hotel Mayur Sangam is spread across an area of 0.52 acres with the
built up area being 7,500sq.ft.
It provides a variety of
accommodation facilities. It comprises 8 air-conditioned double
rooms with attached bathroom, 8 non-air conditioned double rooms
with attached bathrooms and a dormitory comprising 14 beds with
bathroom facility. There is a restaurant at the entrance of the
property and a shop (attached to the hotel building) which has been
given on rent.
Each room/dormitory has been well furnished with the necessary
facilities (bed, TV, AC/Fan, table, chairs and sofa sets). Since the
property lies in a rural area, there is no telephone connection.
Tourists who intend to stay here book the rooms through the online
portal available on the hotels website.
Frequent power cut and unavailability of telephonic connection are
some of the major drawbacks. The kitchen of the restaurant is
attached to a public toilet which has not been well maintained. This
leads to foul smell in the kitchen region and creates an unhygienic
environment.
Since the place Sangama is situated at a distance of 90 km from
Bangalore and 108 km from Mysore, the tourists tend to visit this
place as a one day picnic spot and hence do not stay here. Records
reveal that a maximum of 40 rooms per month are booked which is
less than 10% occupancy. Therefore, the revenue being generated
from this property is very low.
Since both the lodging facility and restaurant are in a very good
condition, they do not require any modification. The public toilet
situated next to the restaurant could be moved to a different location
to ensure a hygienic environment.
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Figure 31: Visual Analysis of Hotel Mayur Sangam, Kanakapura, Ramnagara

Water is drawn from river Kaveri using monoblock pumps. The hotel
has a dedicated pit type sewage system in place. These tanks are
cleaned with the help of suction tanks available at Kanakapura Taluk
once in 3 months.
5.4.3 Electricity
The electrical wiring has been done completely for the restaurant
and the lodging section. Due to shortage of power, this place suffers
from frequent power cuts. The facility has two generators available.
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5.5
Tourists Inflows
Figure 32: Tourists inflows in Mekadatu and Ramnagara
5.6
SWOT Analysis
The SWOT analysis is as follows:
STRENGTHS
Scenic beauty as the property is
located on the bank of a river.
Well built and equipped.
Lush green surroundings.
WEAKNESSES
OPPORTUNITIES
Introduce camping, trekking and
other adventurous packages.
46
Unhygienic restaurant.
Frequent power cuts.
No telephone connectivity.
THREATS
Presence of popular and well

established resorts (Jungle resort,
Anandadhama retreat) which offer
attractive packages with fun filled
activities.
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2014
Property 6: Yatri Niwas at Devarayanadurga, Tumkur District

6.1
Introduction
The Yatri Niwas at Devrayanadurga has been identified by the DoT for
betterment through PPP framework. It is owned by the DoT and
constructed in the year 2012. It is operational and run by the Bhoga
Narsimha Swamy Temple Trust.
Site Area
2 acres
Built up area
Building
footprint
Year of
Construction
8,951 sq.ft
No. of rooms
Nearby
Tourists
Attractions
5.14%
2012
12 rooms, with attached
bathrooms, 1
dormitory( 15-20 beds)
Bhoga Narsimha Swamy
Temple, Siddhaganga
Matha, Madhugiri,
Goravanahalli Temple,
Namada Chilume
Figure 33: Yatri Niwas at Devarayanadurga, Tumkur District
6.2
Location
Tumkur district is located in the eastern belt in the southern half of the
state 70 kms from Bangalore. It is surrounded by Chitradurga in the north,
Chikmagalur and Hassan in the west, Ramnagar and Mandya in the south
and Bangalore in the east.
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The Yatri Niwas at Devrayanadurga is situated at a distance of 15kms from

Tumkur city on a hill very close to the Bhoga Lakshmi Narsimha Swamy
Temple. It is enroute from Bangalore to Dabaspete.
Figure 35: Location of Yatri Niwas at Devarayanadurga, Tumkur District
The nearby tourist attractions include Siddhaganga Matha, Sira,

Turuvekere, Madhugiri, Goravanahalli Temple and the Namada Chilume, a
natural spring considered sacred.
6.3
48
Connectivity
i.
Roads
Two National Highways, NH-4(Mumbai- Chennai) & NH-206
(Tumkur- Honnavar), pass through the city. The city is wellconnected to Bangalore and other cities in the state by KSRTC
buses. Volvo buses are also available for Bangalore. Frequent buses
are available connecting other taluks and towns of the district.
ii.
Rail
The city's railway station comes under South Western Railway Zone
and has been renovated recently. It is located in centre of the city
close to the bus stand and the Town Hall. It is located on the
Bangalore -Hubli main line.
iii.
Air
The nearest airport to Tumkur is the Kempegowda International
Airport, Bangalore 70kms away.
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6.4

The Yatri Niwas at Devrayanadurga is a newly constructed building
completed in the year 2012. It is spread across area of 2 acres with
the built up area being 8,951 sq.ft. The property is a double
storeyed building with 12 rooms (6 rooms on each floor) and 1
dormitory. All the rooms have double occupancy and attached
bathrooms while the dormitory can accommodate 15-20 people. 9
rooms are furnished comprising a bed, a table and 2 chairs while 3
rooms are unfurnished. The dormitory doesnt have any furniture.
There is lobby at the entrance. In addition to this, the property has 2
common washrooms and a staff room.
Figure 36: Visual Analysis of Yatri Niwas at Devarayanadurga, Tumkur District
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The Yatri Niwas is operational and has 70% occupancy on weekends.

The tariff is Rs.500 per room per night and for the dormitory it is
Rs.1000 per night (20 people).
The property has an underground RCC water tank with a capacity of
25000 litres and two overhead tanks each having a capacity of 3000
litres. There drainage system consist of a sump tank
6.4.3 Electricity
Electricity supply is available through Bangalore Electricity Supply
Company (BESCOM). Generator is also available on a temporary
basis.
6.5
Tourists Inflows
Figure 37: Tourists inflows in Devrayanadurga and Tumkur
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6.6
SWOT Analysis
STRENGTHS
Proximity to Bangalore.
Well connected by road and rail.
Cultural heritage.
Lush green surroundings.
WEAKNESSES
OPPORTUNITIES
51
Ideal budget accommodation.
Lack of tourism facilities.
THREATS
Better facilities in Bangalore and

Tumkur. Hence tourists dont prefer
to stay overnight at Devrayanadurga
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2014
Property 7: Wayside facility in Ganagapur, Gulbarga

7.1
Introduction
DoT has a wayside facility situated in Ganagapur village in Gulbarga
district which is not operational presently.
Site Area
0.5 acre
Built up area
Building
footprint
Year of
Construction
4356 sq.ft
No. of rooms
Nearby
Tourists
Attractions
20%
2006
3 rooms, 1
dormitory
Gulbarga Fort,
Khwaja Banda
Nawaz Dargah,
Buddha Vihar of
Siddhartha Trust
Figure 38: Wayside facility in Ganagapur, Gulbarga
7.2
Location
Ganagapur village is located in Afzalpur Taluk in Gulbarga District in
Karnataka. It is located 42 kms towards from District head quarters
Gulbarga, 200 kms from Hyderabad and 623 kms from Bangalore.
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Sangam Kshetra is a meeting point of Bhima and Amarja rivers. The water
of these rivers, especially at their confluence, called Sangam, is considered
extremely holy.
Gulbarga is a home to various tourist attractions including the Gulbarga
Fort, Khwaja Banda Nawaz Dargah, Buddha Vihar of Siddhartha Trust etc.
Figure 40: Location of Wayside facility in Ganagapur
The property is located on Sangam road, Ganagapur, 7kms from SH-22.
7.3
7.4
Connectivity
i.
Road
Ganagapur is situated around 7 kms from SH 22, which connects
Gulbarga city to Afzalpur. Gulabrga is a big road transport hub
which services to Hyderabad, Bangalore, Mumbai, Pune, Mangalore,
Hubli, Belgaum, Bijapur and other major cities.
ii.
Rail
Gulbarga is well served by major rail lines and is connected to all
major parts of India such as Mumbai, Delhi, Bangalore, Chennai,
Ahmadabad, Rajkot, Agra, Bhopal, Coimbatore, Kanyakumari,
Trivandrum, Bhubhaneshwar etc. Also, Ganagapur railway station
itself is just a few km away from the facility.
iii.
Air
The nearest airports are at Belgaum and Hyderabad and a new
airport at Gulbarga is under construction.

The total site area is 0.50 acre with a built-up area of 4356 sq.ft. Since
the facility has been nonoperational, it is being used by local
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residents and guests of various nearby Bhakt Nivas as a public toilet.

The whole building is in a very dilapidated situation. The complex is
constructed as a single floor having a huge dormitory which takes up
most of the area of the complex. There is a hall adjacent to the
dormitory which can be used a reception. Behind the dormitory,
there is a way leading to 3 rooms, 5 toilets, 7 urinals and 1 pooja
room.
Figure 41: Visual Analysis of Wayside facility in Ganagapur

There is no water connection.
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7.4.3 Sewage connections

Sewage connection is old and needs repair.
7.4.4 Electricity
Electricity connection is not available.
7.5
Tourists Inflows
Figure 42:Tourists inflows in Ganagapur and Gulbarga
7.6
SWOT Analysis
STRENGTHS
Good connectivity by road and rail.
Ganagapurs religious significance

leads to huge tourism potential.
WEAKNESSES
OPPORTUNITIES
55
Could be developed into a budget

dormitory facility.
Extremely dilapidated state.
THREATS
There are a lot of well maintained

Bhakt Nivases around the Sangam
point which might pilgrims away
from the facility.
SEP
TEMBER
2014
Property 8: Dormitories at Melukote, Mandya

8.1
Introduction
The Dormitories at Melukote, Mandya were built in 1998 and transferred
to Karnataka Rural Infrastructure Development Limited (KRIDL) a
directorate of Land Army for the purpose of development and
reconstruction and is still being managed by KRIDL. A total of Rs.42.5 lakhs
was spent on its construction (in 1998) and Rs.18 lakhs on reconstruction. It is nonoperational.
Site Area
1.3 acres
Built up area
Building
footprint
Year of
Construction
6900 sq.ft
No. of rooms
4 dormitories, 6 rooms
Nearby
Tourists
Attractions
Cheluvanarayana
Swamy Temple, Kere
Thonnur, Krishnaraja
Sagar (KRS), Kunti Betta
and Shravanabelagola.
12.18%
1998, Renovated
recently
Figure 43: Dormitories at Melukote, Mandya
8.2
Location
Melukote is located in Pandavapura taluk of Mandya district. It is about 51
km from Mysore and 141 km from Bangalore. SH 47 connecting Mandya to
Hadagali passes through Melukote.
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The dormitories at Melukote

Cheluvanarayana Swamy temple.
are
located
behind
the
famous
Figure 45: Location of Dormitories at Melukote, Mandya
Some of the tourist places near Melukote are Cheluvanarayana Swamy

Temple, Kere Thonnur, Krishnaraja Sagar (KRS), Kunti Betta and
Shravanabelagola.
8.3
8.4
Connectivity
i.
Road
Melukote is well connected by road. There are buses plying
between Mysore Melukote, Bangalore - Mandya Melukote and
Pandavapura Melukote.
ii.
Rail
The nearest railway stations to Melukote are Mandya and
Pandavapura. There are many trains which commute between
Mysore Bangalore which can be used to reach Mandya /
Pandavapura.
iii.
Air
Kempegowda International Airport, Devanahalli, Bangalore is the
nearest airport to Melukote.

The site is spread across an area of 1.3 acres with the built up area
being 6,900 sq.ft. It has been reconstructed recently by KRIDL. The
building comprises four dormitories, six rooms, one kitchen, one
manager room, one store room and a staff room.
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The bathrooms have geysers and all the rooms have been fitted with
fans. The interiors of the property are not furnished.
The property is not being well maintained and some small repair
works like replacing broken window panes are required. The rooms
and dormitories have been used only during the Vairamudi
Brahmotsava by the government officials and police department.
Figure 46: Visual Analysis of Dormitories at Melukote, Mandya

Water supply connection has been made available to this building
from Keretonnur. The building has a sump where the water is
collected and then pumped (using a 2HP motor) to two overhead
tanks of capacity 2000 litres each. The property has a soak pit type of
sewage connection which is further connected to a septic tank.
8.4.3 Electricity
Electricity connection has been given to the entire building and
approvals have been taken by Chamundeshwari Electricity Supply
Company (CESC).
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8.5
Tourists Inflows
Figure 47: Tourists inflows in Melukote and Mandya
8.6
SWOT Analysis
STRENGTHS
Religious heritage.
Vairumudi Brahmotsava attracts
lots of tourists during the period
and hence beneficial.
Scenic beauty in neighbourhood.
WEAKNESSES
Location of the property away from

the road reduces visibility.
No telephone connection.
Lack of maintenance and
management .
OPPORTUNITIES
59
Low cost budget

accommodation.
THREATS
Availability of better resorts in

Mysore, visitors prefer to stay there.
SEP
TEMBER
2014
Property 9: Yatri Nivas at Aihole, Bagalkot

9.1
Introduction
The Yatri Nivas at Aihole, Bagalkot belongs to the Department of Tourism
(DoT) and has been identified as one of the properties for revival. It was
constructed in two phases in the years 1951 and 1998. However, the
facility is not operational right now.
Area
2.45 acres
Built up area
Footprint
(%age of
Total Area)
Year of
Construction
14,500 sq.ft
No. of rooms
17 rooms
Nearby
Tourists
Attractions
Aihole School of
Architecture, 125
temples, ASI Museum
13.61%
Constructed in two
phases-1951 and 1998
Figure 48: Yatri Nivas situated at Aihole, Bagalkot
9.2
Location
Bagalkot district is located in the northern part of Karnataka. Aihole is
located in Hungund taluk of Bagalkot district. It is situated 21 km west of
Hungund and 47 km east of Badami, 40 km from Bagalkot and 135 km
south of Bijapur.
Figure 49: Regional Connectivity and Surrounding habitations
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Aihole is located at a distance of about 9 kms from the Belgaum-Raichur

Highway. The identified Yatri Nivas is situated just 250 metres from Aihole
Temples Compound and the Museum which is maintained by
Archaeological Survey of India (ASI).
Among the various tourism destinations in and around Aihole, the most
prominent are the 125 ancient temples scattered around the zone and an
open museum.
Figure 50: Location of Proposed Yatri Nivas situated at Aihole, Bagalkot
9.3
Connectivity
i. Roads
Aihole is situated at a distance of about 36 km from the city of
Bagalkot, which is well connected by road and railway routes. The
National Highway NH 161 (formerly NH 218) from Hubli to Bidar via
Bijapur, Gulbarga, passes through Bagalkot. The State Highway
passing through Bagalkot is connected to NH 169 (SolapurMangalore, formerly called NH-13)
ii. Rail
Bagalkot is connected with direct trains to Bijapur, Solapur, Gadag,
Dharwad, Bellary, Mysore, Bangalore, Hubli, Hyderabad and
Ahmedabad.
iii. Air
The nearest airports are at Belgaum and Hyderabad.
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9.4

Figure 51: Visual Analysis of Yatri Nivas situated at Aihole, Bagalkot
The Yatri Nivas is spread across an area of 2.45 acre. It has been
constructed in two parts an Old Block and a New Block.
The Old Block was constructed in 1951 and is in a dilapidated state.
It has 10 rooms of which 4 have attached bathrooms and the
remaining 6 have 2 separate bathrooms and 2 toilets. It also houses 1
dining hall, 1 kitchen, 1 store and 1 waiting lounge which can be used
as a reception.
The New Block was constructed in 1998 and inaugurated in 2000 but
has never been operational. It is far more spacious than the Old
Block. It houses 7 rooms with attached bathrooms and 2 separate
toilets. None of the rooms are furnished. Apart from the rooms, it has
a restaurant with a huge kitchen, a waiting lounge and a hall with 2
bathrooms and toilets.
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Figure 52: Interior View of Yatri Nivas situated at Aihole, Bagalkot
In addition to the 2 blocks, there are 3 staff quarters in a separate

building.
Figure 53: Existing Toilet Block at Yatri Nivas situated at Aihole, Bagalkot
There is also a public toilet has been constructed by DoT recently and
is not in use.
The water supply is disconnected at present. It can be made available
through a borewell which is located outside the premises. There is no
piped water connection. The Old Block has 3 RCC water tanks of
4000 litres capacity each; while the new block has 1 Sintex water
tank with a 1000 litres capacity. The sewage connection is old and in
a dilapidated state.
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9.4.3 Electricity
A tapping point for electricity is available at the site which has been
provided by HESCOM but presently there is no supply.
9.5
Tourists Inflows
Figure 54: Tourists inflows in Aihole and Bagalkot
9.6
SWOT Analysis
STRENGTHS
Aihole, with about 125 ancient
temples, is a popular tourist
destination with huge tourism
potential, including international
tourists.
ASI site with museum is just 250
metres from the Yatri Nivas.
Well connectivity with the rest of the
region.
OPPORTUNITIES
ASI site might get World Heritage Site
Status, increasing the number of
tourists.
64
WEAKNESSES
Site in a very dilapidated condition.
Poor air connectivity.
Historical heritage the only aspect
for tourism
THREATS
No major threats envisaged.
SEP
TEMBER
2014
Property 10: Wayside Facility at Lakkundi, Gadag

10.1 Introduction
The DOT has a wayside facility situated at Lakkundi, Gadag. The wayside
facility was inaugurated in 2006. However, it is not operational right now.
Site Area
1 acre
Built up area 8500 sq.ft

Building
9.76%
footprint
Year of
2006
Construction
No. of rooms
4 rooms, 1 dining hall
Nearby
Tourists
Attractions
50 ancient temples, 101

stepped wells (Kalyanis),
29 inscriptions and an
open scripture gallery
maintained by ASI.
Figure 55: Wayside Facility at Lakkundi, Gadag
10.2 Location
Lakkundi is a small village in the Gadag district of Karnataka. It is located
enroute from Hubli to Hampi on the Gadag-Koppal highway (NH 63). It is
situated 11 km east of Gadag and 14 km from Dambal (an ancient centre of
Buddhism).
Figure 56: Regional connectivity and surrounding habitations
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The various tourism destinations in and around Lakkundi include around

50 ancient temples, 101 stepped wells (Kalyanis), 29 inscriptions and an
open scripture gallery maintained by ASI.
Figure 57: Location of Wayside Facility at Lakkundi, Gadag
10.3 Connectivity
i. Roads
Gadag is well connected by roads to all major cities like Hubli,
Bellary, Bagalkote, Bangalore, Hospet & Bijapur. NH-63 passes
through the city.
ii. Rail
Gadag is a junction station on Hubli-Hospet-Guntukal railway line. It
connects to Hotgi junction on Pune-Solapur-Wadi railway line. Major
tourist centres like Badami and Bijapur lie on the Gadag-Hotgi
railway line.
iii. Air
The nearest airports are at Belgaum and Hubli.
10.4 Status of existing infrastructure

The total site area over which the wayside facility is located is about
1 acre. The built up area is around 8500 sq ft. spread over two floors.
On the ground floor, there is a porch which leads to a lobby. The
lobby leads to 2 rooms with attached bathrooms. There is a
restaurant of nearly 1000 sq ft. Attached to the restaurant is a sizable
kitchen, 1 wash room and 1 store room. From the lobby, there is a
circular staircase leading to the first floor.
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Figure 58: Interior view of Wayside Facility at Lakkundi, Gadag
On the second floor, there are 2 rooms with attached bathrooms and
extended balconies. This floor also houses a dormitory (capacity: at
least 15-20 people) with two toilets.
Figure 59: Restaurant space and external toilet block at Wayside Facility
Apart from the building there is also a public toilet (Sulabh

Shauchalaya) which has 4 toilets. There are no kitchen appliances,
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furniture and electrical fixtures (lights, fans, etc.). Most of the doors
and windows are damaged.
There is a borewell inside the premises which presently has dried up.
A sewage connection exists but it requires repair.
10.4.3 Electricity
An electricity connection is available but there is no supply right
now.
10.5 Tourists Inflows

Figure 60: Tourists inflows in Lakkundi and Gadag
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10.6 SWOT Analysis

STRENGTHS
Lakkundi is known for nearly 50

ancient temples, 101 stepped wells
(Kalyanis),
and
around
29
inscriptions.
Can attract both Hindu and Buddhist

tourists.
ASI site with scripture gallery is very

near to the facility.
Located on a highway and proximity

to railway station makes it an
extremely well-connected facility
WEAKNESSES
Site is in a very dilapidated condition.
Basic infrastructure such as water,

sewage connection etc are missing.
Historical heritage is the only segment

prominent in the region.
OPPORTUNITIES
69
ASI site might get World Heritage Site

Status which might increase the
number of tourists.
THREATS
SEP
TEMBER
2014
Property 11: Hotel Mayur Samudra, Gokarna, Uttar Kannada

11.1 Introduction
Hotel Mayur Samudra, located in Gokarna is nonoperational since 1996.
The property is in a dilapidated condition.
Site Area
1.97 acres
Built up area
Building
footprint
Year of
Construction
5700 sq.ft
No. of rooms
Nearby
Tourists
Attractions
Om Beach, Paradise
Beach, Yana
6.65%
1984
Figure 61: Hotel Mayura Samudra, Gokarna, Uttar Kannada
11.2 Location
Uttar Kannada is bordered by the state of Goa and Belgaum district on the
north, Dharwad and Haveri districts on the east, Shimoga and Udupi
districts on the south and the Arabian Sea on the west.
Gokarna is a small temple town located in Uttar Kannada on the western
coast of India.
The property is situated in Gokarna, 10kms from National Highway 66. It

is located enroute from Ankola to Kumta.
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Figure 63: Regional connectivity and surrounding habitations
11.3 Connectivity
i. Road
Gokarna can be reached by road from Bangalore, Mangalore, and
Karwar. There are regular buses that ply between these cities that
connect Gokarna.
ii. Rail
The Gokarna railway station is around 8 km from the town. Gokarna
is widely connected by railways with the nearest stations being
Kumta and Ankola. Other stations that offer better connectivity with
Gokarna include Mangalore, Hubli, Margao, and Karwar.
iii. Air
The nearest airports to Gokarna are Goa (144 km), Mangalore (231
km) and Belgaum (208 km)

Hotel Mayura Samudra, Gokarna is spread across an area of 1.97
acres. The built up area is approximately 5700 sq.ft. It was
constructed in the year 1984 and inaugurated in 1986. After being
run for 10 years by KSTDC, it was closed in the year 1996. The
property is completely damaged and needs to be renovated
completely.
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Figure 64: Visual Analysis of Hotel Mayura Samudra, Gokarna, Uttar Kannada
It consists of 2 double occupancy rooms, 1 quadruple occupancy

room and 1 dormitory with a capacity of accommodating 10 people.
It also houses a restaurant and a kitchen. The hotel doesnt have any
furniture.
The property is connected to the Panchayat water supply. The
drainage system consists of a sump tank.
11.4.3 Electricity
The power supply is currently disconnected.
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Figure 65: Tourists inflows in Gokarna and Uttar Kannada
11.6 SWOT Analysis

STRENGTHS
Secluded and pristine beaches.
Religious significance.
WEAKNESSES
OPPORTUNITIES
Introduce water sports and other
adventurous packages.
73

THREATS
Existing developed places like Goa

which offer better tourism packages.
SEP
TEMBER
2014
Property 12: Dormitory at Moodubidere, Dakshin Kannada

12.1 Introduction
The Dormitory at Moodubidere has been identified by the DoT for revival.
It is owned by the DoT and has been given on a private lease for the last 15
years. It was constructed in the year 1984. The structure is old but has
potential for renovation.
Site Area
1.5 acres
Built up area
Building
footprint
Year of
Construction
1600 sq.ft
No. of rooms
Nearby
Tourists
Attractions
2.45%
1984
8 rooms, 1 dining hall,
1 kitchen
Jain Temple, Soans
Farm, Vennur, Kateel
Durga Parameshwari
Temple , Pilkula
Nisarga Dhama.
Figure 66: Dormitory at Moodubidere, Dakshin Kannada
12.2 Location
Moodubidere is a small town 37 km northeast of the Dakshin Kannada
district headquarters, Mangalore.
The nearby tourist attractions include Jain Temple (1 km), Soans Farms (4
km), Vennur (15 km), Kateel Durga Parameshwari Temple (16 km) and
Pilkula Nisarga Dhama (25 km).
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Figure 68: Location of Dormitory at Moodubidere, Dakshin Kannada
The dormitory is located 1 km from the Moodubidere bus stand near Hotel
Panchratna International. The site is just 1 km from NH 13 (MangaloreSolapur). The property comes enroute from Mangalore to Karakal.
12.3 Connectivity
i.
Roads
Moodubidere lies on NH 13 (Solapur Mangalore). Hence it is well
connected via road.
ii.
Rail
Mangalore Railway Station (40 km) is the nearest railway station to
Moodubidere. It is well connected to different parts of Karnataka.
iii.
Air
Mangalore International Airport is 40 km from Moodubidere.

The property was constructed in the year 1984. It is spread across an
area of 1.5 acres with the built up area being approximately 1600
sq.ft. The property consists of two blocks. One of the blocks is a single
storeyed building with a circular structure. It comprises one kitchen,
one dining hall and an office. The other block consists of eight double
occupancy rooms with attached bathrooms and a parking space.
The property is operational with the tariff being Rs.1500 per night
per room.
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The Dormitory is in a dilapidated state due to lack of maintenance.

The furniture was bought in the year 1986 and hence is on the verge
of collapsing. The building looks unkempt as it has not been
refurnished for a long time. The surroundings of the building are not
kept clean and garbage can be seen around the building.
Figure 69: Visual Analysis of Dormitory at Moodubidere, Dakshin Kannada
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12.4.2Water supply and Sanitation

Water is provided by the local panchayat water supply system. It is
stored in an RCC tank of 4000 litres capacity. The drainage system
comprises a sump tank.
12.4.3Electricity
Electricity supply is available through Mangalore Electric Supply
Company (MESCOM).

Figure 70: Tourists inflows in Moodubidere and Dakshin Kannada
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12.6 SWOT Analysis

STRENGTHS

Scenic location.
Reasonable open space for
recreational activities.
WEAKNESSES
OPPORTUNITIES
78
Could be developed into a budget

hotel.
Building is in a damaged condition.

Unhygienic surroundings due to non
disposal of wastes.
THREATS
Hotels like Panchratna International

in vicinity which are better equipped.
SEP
TEMBER
2014
Property 13: Hotel Mayura

Shivanasamudra, Chamarajnagara
Barachukki
Madhyaranga,
13.1 Introduction
Hotel Mayura Barachukki, Shivanasamudra has been identified by the DoT for
revival through PPP framework. It was constructed in the year 2013. The hotel is
in a well maintained condition and is non operational at present.
Site Area
0.50 acres
Built up area 5000 sq.ft

Building
22.96%
footprint
Year of
2013
Construction
4 rooms, 1 cottage,
No. of rooms
and 1 dining hall
Madhyaranga
Nearby
Temple, Bharachukki
Tourists
Falls, Gaganachukki
Attractions
Falls
Figure 71: Hotel Mayura Barachukki, Shivanasamudra
13.2 Location
Chamarajanagar is the southernmost district in the state of Karnataka.
Shivanasamudra is a small town located on the boundary of Chamarajnagara and
Mandya. Hotel Mayura Barachukki is located 2.5 kms from the famous
Madhyarangam Temple and 1.9 kms from the Barachukki Falls.
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The nearby tourists places include Talakad, the Gaganachukki Falls,

Somanathapura, Madyarangam Temple and Dargah Hazrath.
Hotel Mayura Bharachukki,

Shivanasamudra
Figure 73: Location of Hotel Mayura Barachukki, Shivanasamudra
13.3 Connectivity
i.
Roads
The property is 7 kms from NH-209 which connects Bangalore to
Coimbatore. The site is well connected to Bangalore, Mysore, Mandya
and Chamarajnagara.
ii.
Rail
The nearest railway station is Maddur, 40 kms while Mysore is the
nearest major railway station at a distance of 56 kms.
iii.
Air
The nearest domestic
Shivanasamudra.
airport
is
Mysore,
56
kms
from
13.4 Status of Existing Infrastructure

The property at Shivanasamudra is spread across an area of 0.50 acres
with the built up area being 5000 sq.ft. It consists of 4 double occupancy
rooms with attached bathrooms and a large room which can
accommodate up to 4 people. The landscaped area is lush green and
well maintained. The property also consists of a spacious dining hall, a
kitchen and a well maintained reception area for the visitors.
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13.4.2 Water supply and sanitation

Water supply is available at the site. The property consists of two
overhead tanks of 1000 litres capacity each. The drainage system is new
and intact.
13.4.3 Electricity
Electricity supply is available through Chamundeshwari Electricity
Supply Company(CESC).
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The number of tourists that visited the surrounding tourist destinations in the
2011 and 2012 are summarised in the following figure:
13.6 SWOT Analysis

STRENGTHS
Location advantage- 1.9 kms walk

from the Bharachukki Falls
Religious Heritage Madhyaranga
Temple attracts many tourists, just
2.5 kms away
Recently constructed, in good
condition
WEAKNESSES
OPPORTUNITIES
82
Can be developed as a budget

accommodation.
Lack of modern tourism

infrastructure
THREATS
Availability of better home stays

nearby, such as Georgia Sunshine
Village in Mandya.
SEP
TEMBER
2014
Property 14: Hotel Mayur Keshav, Somanathapura, Mysore

14.1 Introduction
Hotel Mayur Keshav, Somanathapura has been identified by the DoT for
revival through PPP framework. It was constructed in the year 1975. It is
nonoperational and in an extremely dilapidated state.
Site Area
0.70 acres
Built up area
Building
footprint
Year of
Construction
2300 sq.ft
7.54%
1975
No. of rooms
2 rooms, 2 cottages, 3
quarters, 1 dining
hall
Nearby
Tourists
Attractions
Chennakesava
Temple, Talakad
Figure 74: Hotel Mayur Keshav, Somanathapura, Mysore
14.2 Location
Somanathapura is a town located 35 km from the historic Mysore
city in Mysore district.
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Figure 76: Location of Hotel Mayur Keshav, Somanathapura, Mysore District
Hotel Mayur Keshav is located right next to the Chennakesava Temple, 32

km from the SH17. It is 140 km from Bangalore city.
14.3 Connectivity
i. Road
Somanathapura is well connected by buses from Mysore and
Bangalore. There are cab facilities available from the above
mentioned cities. Bannur, Kollegal, Malavalli, Mandya are the nearby
by towns to Somanathapura having road connectivity to
Somanathapura
ii. Rail
There is no railway station near Somanathapura within 10 km
radius. Yeliyur raillway station, Mandya railway station and Mysore
Junction railway station are the railway stations near
Somanathapura.
iii. Air
The nearest airport is the Mysore airport, 29 km from
Somanathapura.
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The property was constructed in the year 1975. The site consists of 2
rooms, 2 cottages, 3 quarters and a dining hall. The buildings are in a
collapsible condition and inaccessible due to the thorny bushes that
have grown around.
Figure 77: Visual Analysis of Hotel Mayur Keshav, Somanathapura, Mysore District

Borewell connection is available but needs to be repaired. Drainage
system needs repair too.
14.4.3 Electricity
Electricity supply is available to the property but disconnected at
present.
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Figure 78: Tourists inflows in Somanathapura and Mysore
14.6 SWOT Analysis

STRENGTHS
Location advantage- Right next to

the Chennakesava Temple.
Religious Heritage.
WEAKNESSES
OPPORTUNITIES
86
Can be developed as a budget

accommodation.

infrastructure
Building needs full refurbishment.
THREATS
Availability of better hotels in

Mysore.
SEP
TEMBER
2014
Property 15: Wayside Facility at Thannikola, Belgaum

15.1 Introduction
KSTDC has a small wayside facility in the Saundatti taluka of Karnataka. It
is managed by the Temple Trust of Shivyogeshwara Temple. It was
constructed in the year 2002. Currently it is nonoperational.
Site Area
0.40 acres
Built up area
Building
footprint
Year of
Construction
7000 sq.ft
No. of rooms
3 rooms, 1 kitchen
Nearby
Tourists
Attractions
Shri Renuka Yellamma

temple, Shri Sogal
Someshwar Temple,
Savdatti Fort and
Renuka Sagar.
40.23%
2002
Figure 79: Wayside Facility at Tanikola, Belgaum
15.2 Location
Saundatti taluk is located
in south-east Belgaum.
Located around 60 km
from Belgaum city, this
site is opposite to
Shivyogeshwara Temple.
The
property
lies
enroute from Kolhapur
to Hubli on BelgaumBagalkote road (SH 20).
The nearby tourists
attractions include Shri
Renuka
Yellamma
temple,
Shri
Sogal
Someshwar
Temple,
Savdatti
Fort
and
Renuka Sagar.
Figure 80: Regional Connectivity and surrounding Habitations
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Figure 81: Location of Wayside Facility at Thannikola, Belgaum
15.3 Connectivity
i.
Road
The site is well connected to nearby towns like Raybag, Kudchi,
Chikodi, Mudalgi, Terdal and Mahalingpur.
ii.
Rail
Kudachi railway station, Ugar Khurd railway station, Raybag
railway station are the railway stations in proximity to Saundatti.
However Sangli Railway Station is the major railway station 50 km
from Saundatti.
iii.
Air
The nearest airports to Saundatti are Hubli (55km), Sambra (84
km) and Kolhapur (165 km).

The site is spread across an area of 0.40 acres with the built up area
being 7000 sq.ft.
Constructed in the year 2002, the property has 3 rooms with
attached toilets and a separate kitchen. It also has a toilet facility
outside the building.
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Figure 82: Visual Analysis of Wayside Facility at Thannikola, Belgaum

The site has a borewell system for catering to the water requirement.
15.4.3 Electricity
A connection has been provided by HESCOM for tapping electricity at
the site but presently it has been disconnected.
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Figure 83: Tourists inflows in Saundatti and Belgaum
15.6 SWOT Analysis

STRENGTHS
Huge tourism potential.
Religious heritage
OPPORTUNITIES
Could be utilized as a budget
accommodation for group
travellers.
90
WEAKNESSES
infrastructure.
Building needs reasonable
refurbishment.
THREATS
No major threat envisaged.
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2014
Property 16: Hotel Mayura at Devrayanadurga, Tumkur

16.1 Introduction
Hotel Mayura at Devrayanadurga was constructed in the year 1966. It has been
identified by the DoT for revival. It is nonoperational for the last 12 years.
Site Area
0.50 acres
Built up area
Building
footprint
Year of
Construction
2500 sq.ft
No. of rooms
Nearby
Tourists
Attractions
11.48%
1966
2 rooms, 1 kitchen and 2
halls
Bhoga Narsimha Swamy
Temple, Siddhaganga
Matha, Sira, Madhugiri,
Goravanahalli Temple,
Namada Chilume
Figure 84: Hotel Mayura at Devrayanadurga, Tumkur
16.2 Location
Tumkur district is located in the eastern belt in the southern half of the
state, 70 kms from Bangalore. It is surrounded by Chitradurga in the north,
Chikmagalur and Hassan in the west, Ramnagar and Mandya in the south
and Bangalore in the east.
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The identified property at Devrayanadurga is situated at a distance of 15

km from Tumkur city on a hill very close to the Bhoga Lakshmi Narsimha
Swamy Temple. It is located very close to the Yatri Niwas at
Devrayanadurga which is managed by the DoT.
The nearby tourist attractions include Siddhaganga Matha, Sira,
Turuvekere, Madhugiri, Goravanahalli Temple and the Namada Chilume, a
natural spring considered sacred.
Figure 86: Location of Hotel Mayura at Devrayanadurga, Tumkur
16.3 Connectivity
i.
Roads
Two National Highways, NH-4 (Mumbai-Chennai) & NH-206
(Tumkur-Honnavar), pass through the city. The city is wellconnected to Bangalore and other cities in the state by KSRTC
buses. Volvo buses are also available for Bangalore. Frequent buses
are available connecting other taluks and towns of the district.
ii.
Rail
The city's railway station comes under South Western Railway Zone
and has been renovated recently. It is located in centre of the city
close to the bus stand and the Town Hall.
iii.
Air
The nearest airport to Tumkur is the Kempegowda International
Airport, Bangalore 70km away.

16.4.1Visual Analysis of the site
The identified property at Devrayanadurga is spread across an area
of 0.5 acre with the built up area being approximately 2500 sq.ft. It is
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in a very dilapidated condition and not operational for the last 12

years. The building consists of 2 rooms, a kitchen and 2 halls.
Figure 87: Visual Analysis of Hotel Mayura at Devrayanadurga, Tumkur
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The water supply system is dilapidated and needs to be
reconstructed.
16.4.3 Electricity
Electricity connection is available through BESCOM but disconnected
at present.

Figure 88: Tourists inflows in Devrayanadurga and Tumkur
16.6 SWOT Analysis

STRENGTHS
Religious heritage.
Proximity to the Bhoga Narsimha
Swamy and Yoga Narsimha Swamy
temples.
WEAKNESSES
OPPORTUNITIES
94
Could be developed as a low cost

accommodation.
Completely dilapidated building.

THREATS
Better tourism facilities in Bangalore

and Tumkur. Hence, tourists dont
prefer to stay overnight at
Devrayanadurga.
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TEMBER
2014
Property 17: Wayside Facility at Basavana Bagevadi, Bijapur

17.1 Introduction
The DoT has a wayside facility situated in Telgi village, Basavana Bagevadi
in Bijapur District. It was constructed in 2013 but has not been operational
so far.
Site Area
0.38 acres
Built up area
Building
footprint
Year of
Construction
2000 sq.ft
11.83%
2013
No. of rooms
1 room, 1 dining
hall, 1 kitchen
Nearby
Tourists
Attractions
Gol Gumbaz, Indias

largest Lord Shiva
statue
Figure 89: Wayside Facility at Basavana Bagevadi, Bijapur
17.2 Location
The property is located in
Telgi Village, 45 km
towards
south
from
district head quarters,
Bijapur and 510 km from
Bangalore. The property is
situated on SH 124 which
is 6 km from NH 13.
Bijapur is famous for its
large number of historical
monuments and unique
architecture built during
the Adil Shahi dynasty,
which includes the Gol
Gumbaz, the second largest
dome in the world. It also
has an 85-foot tall statue of
Lord Shiva, the second
biggest in the country.
Hence, the location has a
huge tourism potential.
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Figure 91: Location of Wayside Facility at Basavana Bagevadi, Bijapur
17.3 Connectivity
i.
Road
The property is situated on SH 124 which is 6 km from NH 13.
There is an NTPC thermal power plant on the intersection of these
two highways. Bijapur is geographically & strategically well
connected through major cities by four lane NH-13, NH-218 and
other state highways. Bijapur is a big road transport hub which
serves Bangalore, Mumbai, Pune, Hyderabad, Mangalore, Mysore,
Hubli, Belgaum and other major cities.
ii.
Rail
Bijapur is connected with direct trains to Solapur, Bagalkot, Gadag,
Dharwad, Bellary, Bangalore, Hubli, Mumbai, Hyderabad and
Ahmedabad. Bijapur railway station is connected to Hotgi junction
near Solapur railway station and Kurduvadi railway station
towards the north and to Bagalkot and Gadag junction towards the
south. Bijapur-Shahabad is a new proposed railway line. Also, Telgi
Railway Station is just 500 meters from the wayside facility. It is
well connected with nearby cities.
iii.
Air
The nearest airports to Bijapur are Belgaum (200 kms) and Hubli
(190 kms).
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The total compound area is 0.38 acres and the built-up area is 2000
sq ft. There is a single complex with a dining hall, a kitchen which
could be used as a restaurant, 1 store room, 5 toilets and 2
bathrooms.
Figure 92: Visual Analysis of wayside Facility at Basavana Bagevadi, Bijapur
There are no kitchen appliances, furniture and electrical equipments

installed within the complex (lights, fans, etc.).

The Nivas has its own borewell and there are two water tanks one
RCC (4000 l) on the ground floor from which water is carried over to
the second tank on the terrace.
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17.4.3 Sewage connections

Sewage connection is fairly new and can be utilised without any
major intervention.
17.4.4 Electricity
Electricity connection is available through HESCOM but the supply is
disconnected at present.

Figure 93: Tourists inflows in Basavana Bagevadi and Bijapur
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17.6 SWOT Analysis

STRENGTHS
Good connectivity by road and rail.

The facility is on National Highway.
Telgi Railway Station is just 0.5 km

away.
Proximity to Bijapurs historical

heritage (Gol Gumbaz, etc.).Hence,
huge tourism potential.
WEAKNESSES
Weak connectivity via Air.
Historical heritage the only segment

prominent in the region.
OPPORTUNITIES
99
Restaurant might benefit from influx

of labour at the new NTPC thermal
power plant nearby Telgi
THREATS
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2014
Property 18: Wayside Amenities in Shiradi, Sakaleshpur Taluk,

Hassan
18.1 Introduction
Wayside amenity in Sakaleshpur Taluk of Hassan has been identified
for revival by the DoT. This property covers an area of 4 acres. The land
was given to KSTDC for development and a restaurant was constructed
in the year 1997. The site remained operational for a year after it was
constructed (1997-98) and later it was closed. In 2010, it was again
handed back to the DoT.
Site Area
4 acres
Built up area
Building
footprint
Year of
Construction
17424 sq.ft
10%
1997
No. of rooms
3 rooms, 2 halls,
1kitchen
Nearby
Tourists
Attractions
Maragunda, Raxidi
Estate, Manjarabad Fort
Figure 94: Wayside Amenities in Shiradi,

Sakaleshpur Taluk, Hassan District
18.2 Location
The property is located on at a distance of 1.5 km (approx.) from
Manjarabad fort on NH-48(BangaloreMangalore highway). The site is
150-200 metres away from the highway.
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Figure 96: Location of Wayside Amenities in Shiradi, Sakaleshpur
The site is 1 km away from Kadumane tea estate and has a lot of
greenery around.
18.3 Connectivity
i. Road
The district has a full-fledged bus terminus operated by Karnataka
State Bus Transport Service; it is also connected by private bus
services to all major cities across south and west India. NH 48, which
connects the port of Mangalore to the capital city Bangalore, passes
through Hassan.
ii. Rail
Sakaleshpur railway station and Donigal railway station (8 km) are
the railway stations close to Sakaleshpur. However, Mangalore
Railway Station is the major railway station 132 km from
Sakaleshpur.
iii. Air
The nearest airports are Mysore (156 kms), Bangalore (223 km) and
Mangalore (132 kms).

The property is spread across an area of 4 acres with the built up are
being 17424 sq.ft. It was constructed as a restaurant with two wings.
It comprises 2 halls, 1 kitchen with a small store room and 4 toilets
for the visitors.
It is in an abandoned state. The doors are not installed and the
interiors are totally damaged.
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There are no electrical connections and the wirings are not in place.
The restrooms and the kitchen slabs are damaged. The building
needs to be reconstructed in many places.
Figure 97: Visual Analysis of wayside Amenities in Shiradi, Sakaleshpur
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There is a nonoperational borewell at the site. There is a tank of
capacity of approximately 300-500 litres. Sewage connections are
available and have been connected to the mains.
18.4.3 Electricity
A tapping point for electricity is available at the site but it is
disconnected at present. A separate transformer has been installed
near the site.

Figure 98: Tourists inflows in Hassan
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18.6 SWOT Analysis

STRENGTHS
Very close to Kodamanai tea estates.

Lush green area provides scenic
beauty
OPPORTUNITIES
Huge potential for constructing
wayside amenities.
104
Since Sakaleshpur has a trek stretch,

attractive
packages
including
trekking and other adventurous
sports can be introduced.
WEAKNESSES
Lack of tourist infrastructure.
Building in a dilapidated state.

THREATS
No major threats perceived.
SEP
TEMBER
2014
Property 19: Fast Food Counter, Anmod, Uttar Kannada

19.1 Introduction
The Fast Food Counter at Anmod, owned by the DoT, is currently
nonoperational. It is shut down since 2002.
Site Area
1 acre
Built up area
Building
footprint
Year of
Construction
8000 sq.ft
No. of rooms
1 restaurant, 1 kitchen
Nearby
Tourists
Attractions
Goa, Doodh Sagar

waterfalls , Castle Rocks
17.49%
1986
Figure 99: Fast Food Counter, Anmod, Uttar Kannada
19.2 Location
Uttar Kannada is bordered by the state of Goa and Belgaum District to the
north, Dharwad District and Haveri District to the east, Shimoga District
and Udupi District to the south and the Arabian Sea to the west.
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Anmod is a town at the Goa-Karnataka border. Some of the oldest rocks in

the Indian subcontinent are found in Anmod on Goa's border with
Karnataka
The property is situated in Anmod near the check post. The site lies
enroute from Hubli to Ramnagara.
The nearby tourist attractions include Goa and Doodh Sagar waterfalls
(12km).
Figure 101: Location of Fast Food Counter, Anmod, Uttar Kannada
19.3 Connectivity
106
i.
Roads
NH 4A (Panjim-Belgaum) passes through the city. SH 34 is 30 km
from Anmod.
ii.
Rail
There is no railway station near Anmod within 10 km radius. Asnoti
railway station, Idalhond Railway Station, Karwar railway station,
Khanapur railway station are the railway stations in proximity to
Anmod. Madgaon railway station is the major railway station 65 km
from Anmod.
iii.
Air
The nearby airports are Goa International Airport (78 km) and
Hubli Airport (100 km).
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TEMBER
2014

19.4.1Visual Analysis of the site
The Fast Food Counter at Anmod was constructed in the year 1986.
The property is a single storeyed building. It is spread across an area
of 1 acre with the built up area being approximately 8000 sq ft. It
consists of a kitchen and a restaurant. There is no furniture and the
building is completely dilapidated. It needs to be refurbished
completely.
Figure 102: Visual Analysis of Fast Food Counter, Anmod, Uttar Kannada

There is no water connection at present. The drainage system
consists of a sump tank.
19.4.3 Electricity
A tapping point for electricity is available but it is disconnected at
present.
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the 2011 and 2012 are summarised in the following figure
Figure 103: Tourists inflows in Uttar Kannada
19.6 SWOT Analysis

STRENGTHS
WEAKNESSES
Pristine beaches in proximity.
Lack of tourism infrastructure.
OPPORTUNITIES
Lucrative wayside facility.
108
THREATS
Presence of better hotels like

Shangri- La Jungle Village Resorts
which offer better facilities.
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2014
SECTION C: PROJECT COST AND

CONFIGURATION
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PROJECT COSTS FOR IDENTIFIED PROPERTIES

Property 1: Hotel Mayura Malaprabha, Ashok Nagar
1.1
Project Cost
The project cost has been estimated at Rs. 2.77 Crore for the renovation of
the lodging section and the restaurant at the Hotel. The breakup of the
total project cost is as given below:
Item
Cost of Renovating Building

Cost of Furnishing
Cost of Landscaping
Total Cost of Construction
Escalated Cost of Construction
Master Planning & Pre-Ops
Contingency
IDC
Financing Charges
Total Cost of Project
Average Periodic Maintenance Cost
every 5 years
Sq. Ft.
26,240.54
INR/ Sq
Ft
1,000
1,04,962.18
10
cost escalation of 5%
p.a.
1.5 %
5%
13 % p.a.
1.5 %
Cost (INR in
Crores)
2.62
0.05
0.10
2.77
2.86
0.04
0.14
0.13
0.03
3.21
0.46
The construction period for the project is assumed to be 12 months.

Considering Interest rate at 13% for Debt, by adding Interest During
Construction (IDC) which is INR 0.13 Crore, the total project cost comes to
INR 3.21 Crore.
The building, furniture and landscape periodic
maintenance cost have been taken at Rs. 50/sq. ft., 50 % of Cost of
Furnishing and Rs.2/ sq. ft. respectively.
1.2
Sources of Finance
1.
2.
3.
4.
5.
6.
110
The project has been assumed to be financed through the following means:
Debt
Equity
Other Assumptions are summarised as follows:
Parameter
Value
Debt : Equity ratio
2.33 :1
Cost of debt
13% p.a.
Moratorium for debt
0 years
Repayment period for debt
7 years
Loan Amount
2.25 Crore
Loan Repayment per year.
0.32 Crore
SEP
TEMBER
2014
Property 2: Hotel Mayura Pushpagiri, Halebeedu, Hassan

2.1
Project Cost
the lodging section and the restaurant at Hotel. The breakup of the total
project cost is as given below:
Item

Cost of Furnishing
Cost of Landscaping
Contingency
IDC
Financing Charges
Average Periodic Maintenance
Cost every 5 years
Sq. ft.
INR/ Sq Ft
17,299
800
4,18,301
cost escalation of 5% p.a.

1.5 %
5%
13 % p.a.
1.5 %
Cost
(INR in crores)
1.38
0.08
0.21
1.67
1.73
0.03
0.09
0.08
0.02
1.94
0.55

INR 1.94 Crore.
maintenance cost have been taken at Rs. 50/sq. ft., 50 % of Cost of
Furnishing and Rs. 2/ sq. ft. respectively.
2.2
1.
2.
3.
4.
5.
6.
111
Sources of Finance
Debt
Equity
Parameter
Value
Debt : Equity ratio
2.33 :1
Cost of debt
13% p.a.
Moratorium for debt
0 years
7 years
Loan Amount
1.36 Crore
Loan Repayment per year
0.19 Crore
SEP
TEMBER
2014
Property 3: Yatri Nivas at Shanthisagar, Chennagiri, Davangere

3.1
Project Cost
the double storey lodging and dining section at the Yatri Nivas. The
breakup of the total project cost is as given below:
Item
Sq. Ft.
INR/ sq ft

43,560
400
Cost of Furnishing
Cost of Landscaping
392,040
5
Escalated
Cost
of cost escalation of 5% p.a.
Construction
1.5 %
Contingency
5%
IDC
13 % p.a.
Financing Charges
1.5 %
Average Periodic Renovation
Cost every 5 years
Cost
(INR in crores)
1.74
0.04
0.20
1.97
2.03
0.03
0.10
0.09
0.02
2.29
0.82

INR 2.29 Crore.
maintenance cost have been taken at Rs. 50/sq. ft., 50% of Cost of
3.2
1.
2.
3.
4.
5.
6.
112
Sources of Finance
Debt
Equity
Parameter
Value
Debt : Equity ratio
2.33 :1
Cost of debt
13% p.a.
Moratorium for debt
0 years
7 years
Loan Amount
1.60 Crore
0.23 Crore
SEP
TEMBER
2014
Property 4: Yatri Nivas at Shikaripur, Shimoga

4.1
Project Cost
the lodging (VIP and dormitories) and dining section at the Yatri Nivas.
The breakup of the total project cost is as given below:
Item

Cost of Furnishing
Cost of Landscaping
Contingency
IDC
Financing Charges
Cost every 5 years
Sq. Ft.
87,120
INR/ Sq
Ft
100
348,480

1.5 %
5%
13 % p.a.
1.5 %
Cost
(INR in crores)
0.87
0.02
0.17
1.07
1.10
0.02
0.05
0.05
0.01
1.23
1.34

INR 1.23 Crore. The building, furniture and landscape periodic
Furnishing and Rs. 2 /sq. ft. respectively.
4.2
1.
2.
3.
4.
5.
6.
113
Sources of Finance
Debt
Equity
Parameter
Value
Debt : Equity ratio
2.33 :1
Cost of debt
13% p.a.
Moratorium for debt
0 years
7 years
Loan Amount
0.86 Crore
0.12 Crore
SEP
TEMBER
2014
Property 5: Hotel Mayur Sangam, Kanakapura Taluk, Ramanagara

5.1 Project Cost
This site is currently operational, and in very good condition. It requires
very little renovation. The project cost has been estimated at Rs. 0.13
Crore for the renovation of the lodging (AC rooms, non-AC rooms and
dormitories) and dining section at the Yatri Nivas. The breakup of the total
project cost is as given below:
Item
Sq. Ft.
INR/ Sq Ft
Cost
(INR in crores)
0.08
0.02
0.03
0.13
0.13
0.002
0.01
0.01
0.002
0.15

7,500.00
100
Cost of Furnishing
Cost of Landscaping
15,151.20
20
1.5 %
Contingency
5%
IDC
13 % p.a.
Financing Charges
1.5 %
Average
Periodic
Maintenance Cost every 5
years
0.13

INR 0.15 Crore.
5.2 Sources of Finance

Debt
Equity
1.
2.
3.
4.
5.
6.
114
Parameter
Debt : Equity ratio
Cost of debt
Moratorium for debt
Loan Amount
Value
2.33 :1
13% p.a.
0 years
7 years
0.10 Crore
0.01 Crore
SEP
TEMBER
2014
Property 6: Yatri Nivas at Devrayanadurga, Tumkur

6.1
Project Cost
the lodging (VIP and dormitories) and dining section at the Yatri Nivas.
The breakup of the total project cost is as given below:
Item
Sq. Ft.
INR/ Sq Ft

8,951
100
Cost of Furnishing
Cost of Landscaping
78,169
20
1.5 %
Contingency
5%
IDC
13% p.a.
Financing Charges
1.5 %
Cost every 5 years
Cost
(INR in crores)
0.09
0.03
0.17
0.28
0.29
0.004
0.01
0.01
0.003
0.33
0.20

6.2
Sources of Finance
Debt
Equity
1.
2.
3.
4.
5.
6.
115
Parameter
Debt : Equity ratio
Cost of debt
Moratorium for debt
Loan Amount
Value
2.33 :1
13% p.a.
0 years
7 years
0.23 Crore
0.03 Crore
SEP
TEMBER
2014
Property 7: Wayside Facility at Ganagapur, Gulbarga

7.1
Project Cost
the wayside facility. The breakup of the total project cost is as given below:
Item
Sq. Ft.
INR/ Sq Ft
Cost
(INR in crores)
0.78
0.04
0.04
0.86
0.89
0.01
0.04
0.04
0.01
1.00

4,356
1800
Cost of Furnishing
Cost of Landscaping
17,424
25
Escalated Cost of Construction cost escalation of 5% p.a.
1.5 %
Contingency
5%
IDC
13 % p.a.
Financing Charges
1.5 %
Cost every 5 years
0.11
INR 1.00 Crore.
7.2
Sources of Finance
Debt
Equity
1.
2.
3.
4.
5.
6.
116
Parameter
Debt : Equity ratio
Cost of debt
Moratorium for debt
Loan Amount
Value
2.33 :1
13% p.a.
0 years
7 years
0.70 Crore
0.10 Crore
SEP
TEMBER
2014
Property 8: Dormitories at Melukote, Mandya

8.1
Project Cost
the wayside facility. The breakup of the total project cost is as given below:
Item
Sq. Ft.
INR/ Sq Ft
Cost
(INR in crores)
0.28
0.04
0.12
0.44
0.45
0.01
0.02
0.02
0.01
0.50

6,900
400
Cost of Furnishing
Cost of Landscaping
49,728
25
1.5 %
Contingency
5%
IDC
13 % p.a.
Financing Charges
1.5 %
Cost every 5 years
0.16
INR 0.50 Crore.
8.2
Sources of Finance
Debt
Equity
1.
2.
3.
4.
5.
6.
117
Parameter
Debt : Equity ratio
Cost of debt
Moratorium for debt
Loan Amount
Value
2.33 :1
13% p.a.
0 years
7 years
0.35 Crore
0.05 Crore
SEP
TEMBER
2014
Property 9: Yatri Nivas at Aihole, Bagalkote

9.1
Project Cost
the two blocks, the staff-quarters and a Sulabh Shauchalaya at the Yatri
Nivas. The breakup of the total project cost is as given below:
Item
Sq. Ft.
INR/ Sq Ft

14,500
1200
Cost of Furnishing
Cost of Landscaping
92,040
20
1.5 %
Contingency
5%
IDC
13 % p.a.
Financing Charges
1.5 %
Cost every 5 years
Cost
(INR in crores)
1.74
0.07
0.18
1.99
2.06
0.03
0.10
0.10
0.02
2.31
0.33

INR 2.31 Crore.
9.2
Sources of Finance
Debt
Equity
1.
2.
3.
4.
5.
6.
118
Parameter
Debt : Equity ratio
Cost of debt
Moratorium for debt
Loan Amount
Value
2.33 :1
13% p.a.
0 years
7 years
1.62 Crore
0.23 Crore
SEP
TEMBER
2014
Property 10: Wayside Facility at Lakkundi, Gadag

10.1 Project Cost
the two storey building of wayside facility along with a restaurant, two
shops and a Sulabh Shauchalaya at the Yatri Nivas. The breakup of the
Item
Sq. Ft.
INR/ Sq Ft

8,500
1000
Cost of Furnishing
Cost of Landscaping
35,060
25
1.5 %
Contingency
5%
IDC
13 % p.a.
Financing Charges
1.5 %
Average Periodic Maintenance Cost
every 5 years
Cost
(INR in crores)
0.85
0.04
0.10
0.98
1.01
0.02
0.05
0.05
0.01
1.14
0.17


Debt
Equity
1.
2.
3.
4.
5.
6.
119
Parameter
Debt : Equity ratio
Cost of debt
Moratorium for debt
Loan Amount
Value
2.33 :1
13% p.a.
0 years
7 years
0.80 Crore
0.11 Crore
SEP
TEMBER
2014
Property 11: Hotel Mayura Samudra, Gokarna, Uttar Kannada

11.1 Project Cost
the lodging section as well as a restaurant, at the Hotel. The breakup of the
Item
Sq. Ft.
INR/ Sq Ft
Cost
(INR in crores)
0.91
0.03
0.16
1.10
1.14
0.02
0.06
0.05
0.01
1.28

5,700
1600
Cost of Furnishing
Cost of Landscaping
80,042
20
1.5 %
Contingency
5%
IDC
13 % p.a.
Financing Charges
1.5 %
Cost every 5 years
0.16

Debt
Equity
1.
2.
3.
4.
5.
6.
120
Parameter
Debt : Equity ratio
Cost of debt
Moratorium for debt
Loan Amount
Value
2.33 :1
13% p.a.
0 years
7 years
0.89 Crore
0.13 Crore
SEP
TEMBER
2014
Property 12: Dormitory at Moodubidere, Dakshin Kannada

12.1 Project Cost
the lodging section as well as a restaurant, at the Hotel. The breakup of the
Item
Sq. Ft.
INR/ Sq Ft

1,600
1200
Cost of Furnishing
Cost of Landscaping
63,740
15
1.5 %
Contingency
5%
IDC
13 % p.a.
Financing Charges
1.5 %
Cost every 5 years
Cost
(INR in crores)
0.19
0.02
0.10
0.31
0.32
0.005
0.02
0.01
0.004
0.36
0.08

INR 0.36 Crore.

Debt
Equity
1.
2.
3.
4.
5.
6.
121
Parameter
Debt : Equity ratio
Cost of debt
Moratorium for debt
Loan Amount
Value
2.33 :1
13% p.a.
0 years
7 years
0.24 Crore
0.04 Crore
SEP
TEMBER
2014
Property 13: Hotel Mayura Barachukki Madhyaranga,

Shivanasamudra, Chamarajnagara
13.1 Project Cost
the hotel building, including the canteen. The breakup of the total project
cost is as given below:
Item
Sq. Ft.
INR/ Sq
Ft
100

5,000
Cost of Furnishing
Cost of Landscaping
16,780
5
1.5 %
Contingency
5%
IDC
13 % p.a.
Financing Charges
1.5 %
Cost every 5 years
Cost
(INR in crores)
0.05
0.03
0.01
0.09
0.09
0.001
0.005
0.004
0.001
0.10
0.11

Construction (IDC) which is INR 0.004 Crore, the total project cost comes
to INR 0.10 Crore. The building, furniture and landscape periodic

Debt
Equity
1.
2.
3.
4.
5.
6.
122
Parameter
Debt : Equity ratio
Cost of debt
Moratorium for debt
Loan Amount
Value
2.33 :1
13% p.a.
0 years
7 years
0.07 Crore
0.01 Crore
SEP
TEMBER
2014
Property 14: Hotel Mayur Keshav, Somanathapura, Mysore

14.1 Project Cost
Item
Sq. Ft.
INR/ Sq Ft
Cost
(INR in crores)

2,300
1500
Cost of Furnishing
Cost of Landscaping
28,192
25
1.5 %
Contingency
5%
IDC
13 % p.a.
Financing Charges
1.5 %
Cost every 5 years
0.34
0.03
0.07
0.44
0.45
0.01
0.02
0.02
0.01
0.51
0.08

INR 0.51 Crore.
1.
2.
3.
4.
5.
6.
123
Debt
Equity
Parameter
Debt : Equity ratio
Cost of debt
Moratorium for debt
Loan Amount
Value
2.33 :1
13% p.a.
0 years
7 years
0.36 Crore
0.05 Crore
SEP
TEMBER
2014
Property 15: Wayside Facility at Thannikola, Belgaum

15.1 Project Cost
Item
Sq. Ft.
INR/ Sq Ft

7,000
600
Cost of Furnishing
Cost of Landscaping
10,400
15
1.5 %
Contingency
5%
IDC
13 % p.a.
Financing Charges
1.5 %
Cost every 5 years
Cost
(INR in crores)
0.42
0.02
0.02
0.46
0.47
0.01
0.02
0.02
0.01
0.53
0.12

INR 0.53 Crore.

Debt
Equity
1.
2.
3.
4.
5.
6.
124
Parameter
Debt : Equity ratio
Cost of debt
Moratorium for debt
Loan Amount
Value
2.33 :1
13% p.a.
0 years
7 years
0.37 Crore
0.05 Crore
SEP
TEMBER
2014
Property 16: Hotel Mayura at Devrayanadurga, Tumkur

16.1 Project Cost
Item
Sq. Ft.
INR/ Sq Ft

2,500
1150
Cost of Furnishing
Cost of Landscaping
19,780
20
1.5 %
Contingency
5%
IDC
13 % p.a.
Financing Charges
1.5 %
Cost every 5 years
Cost
(INR in crores)
0.29
0.02
0.04
0.35
0.36
0.01
0.02
0.02
0.004
0.40
0.07

INR 0.40 Crore.

Debt
Equity
1.
2.
3.
4.
5.
6.
125
Parameter
Debt : Equity ratio
Cost of debt
Moratorium for debt
Loan Amount
Value
2.33 :1
13% p.a.
0 years
7 years
0.28 Crore
0.04 Crore
SEP
TEMBER
2014
Property 17: Wayside Facility at Telgi, Basavana Bagevadi, Bijapur

17.1 Project Cost
the wayside facility. The breakup of the total project cost is as given
below:
Item
Sq. Ft.
INR/ Sq Ft

2,000
400
Cost of Furnishing
Cost of Landscaping
14,901
25
1.5 %
Contingency
5%
IDC
13 % p.a.
Financing Charges
1.5 %
Cost every 5 years
Cost
(INR in crores)
0.08
0.02
0.04
0.14
0.14
0.002
0.01
0.01
0.002
0.16
0.06

INR 0.16 Crore.

Debt
Equity
1.
2.
3.
4.
5.
6.
126
Parameter
Debt : Equity ratio
Cost of debt
Moratorium for debt
Loan Amount
Value
2.33 :1
13% p.a.
0 years
7 years
0.11 Crore
0.02 Crore
SEP
TEMBER
2014
Property 18: Wayside Facility in Shiradi, Sakaleshpur Taluk, Hassan

18.1 Project Cost
below:
Item
Sq. Ft.
INR/ Sq Ft

17,424
1200
Cost of Furnishing
Cost of Landscaping
156,816
10
1.5 %
Contingency
5%
IDC
13 % p.a.
Financing Charges
1.5 %
Cost every 5 years
Cost
(INR in crores)
2.09
0.03
0.16
2.27
2.34
0.04
0.12
0.11
0.03
2.63
0.34


Debt
Equity
1.
2.
3.
4.
5.
6.
127
Parameter
Debt : Equity ratio
Cost of debt
Moratorium for debt
Loan Amount
Value
2.33 :1
13% p.a.
0 years
7 years
1.84 Crore
0.26 Crore
SEP
TEMBER
2014
Property 19: Fast Food Counter, Anmod, Uttar Kannada

19.1 Project Cost
below:
Item
Sq. Ft.
INR/ Sq Ft
Cost
(INR in crores)
1.20
0.03
0.09
1.32
1.37
0.02
0.07
0.06
0.02
1.53

8,000
1500
Cost of Furnishing
Cost of Landscaping
37,738
25
1.5 %
Contingency
5%
IDC
13 % p.a.
Financing Charges
1.5 %
Cost every 5 years
0.16
INR 1.53 Crore.
1.
2.
3.
4.
5.
6.
128
Debt
Equity
Parameter
Value
Debt : Equity ratio
2.33 :1
Cost of debt
13% p.a.
Moratorium for debt
0 years
7 years
Loan Amount
1.07 Crore
0.15 Crore
SEP
TEMBER
2014
2. PROJECT CONFIGURATION
Based on the analysis in the previous section, it is proposed that the Project be
developed through private sector participation on ROMT Concession Structure
which entails following factors.
The site should be handed back to DoT after the concession period.
The site cannot be sold further to any other developer.
Periodic payments should be paid to DoT from the developer.
Under the proposed concession structure, the developer shall be required to

mobilize finances, design, construct and operate and maintain the Project
Facilities as per the norms set out by DoT and under other applicable laws. The
mandatory facilities to be provided by the developer shall be specified in the
concession agreement. The period of concession shall commence from the date of
signing the concession agreement and end after the concession period including
the period of construction.
Department of Tourism
Site given to Developer on ROMT

Concession
Construction of Project Facilities

within Project Completion Period
Maintenance of Project Facilities

during the Concession Period
2.1
Handback of Project Facility

to DoT after the end of
Concession Period
Mode of Implementation
The following would be the mode of implementation of the project:
i.
129
The mobilization of finances would be the responsibility of the

private developer. The financing required for developing the
Project would have to be raised by the private developer within a
pre-specified time frame. Therefore, DoT would not be responsible
for raising the funds for meeting the initial capital expenditure.
SEP
TEMBER
2014
130
ii.
The risk of adhering to the Applicable Law would be passed on to

the private developer.
iii.
The risk of time-bound completion of the project would be passed

on to the private developer. Since the revenue streams for the
private developer from the Project would commence only after
completion of the Project, it would be in the interest of the private
developer to complete the project as early as possible.
iv.
The risk of over-runs in construction cost and operational expenses

would be passed on to the private developer. Since the private
developer is responsible for the implementation of the project, any
increase in cost of the project would also be borne by him.
SEP
TEMBER
2014

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SELECTION

(YATRI NIWAS/ DORMITORIES/ WAYSIDE AMENITIES)

PROJECT STRUCTURING REPORT

SELECTION OF ENTITIES FOR MANAGEMENT OF 19 PROPERTIES

INFRASTRUCTURE Possibilities Unlimited.

Infrastructure Development Corporation (Karnataka) Limited

SELECTION OF ENTITIES FOR MANAGEMENT OF 19 PROPERTIES

About the Project ................................................................................................................. 11

Issues in the present management structure ...................................................................... 12

About the identified properties ............................................................................................ 15

Approach to the Study.......................................................................................................... 18

State Profile .......................................................................................................................... 19

Regional linkages and connectivity ..................................................................................... 20

Karnataka as a Tourism Destination .................................................................................. 22

SECTION B: ANALYSIS OF TOURISM PROPERTIES ........................... 24

Status of existing infrastructure............................................................................................... 26

SWOT Analysis .......................................................................................................................... 28

Property 2: Hotel Mayura Pushpagiri at Pushpagiri, Halebeedu,

Status of existing infrastructure............................................................................................... 30

SWOT Analysis .......................................................................................................................... 32

Property 3: Yatri Niwas at Shanthisagar, Chennagiri, Davangere

SELECTION OF ENTITIES FOR MANAGEMENT OF 19 PROPERTIES

Status of existing infrastructure............................................................................................... 35

SWOT Analysis .......................................................................................................................... 37

Property 4: Yatri Niwas at Shikaripur, Shimoga .............................. 38

Status of existing infrastructure............................................................................................... 39

SWOT Analysis .......................................................................................................................... 41

Property 5: Hotel Mayur Sangam, Kanakapura, Ramnagara ....... 42

Status of existing infrastructure............................................................................................... 44

SWOT Analysis .......................................................................................................................... 46

Property 6: Yatri Niwas at Devarayanadurga, Tumkur District . 47

Status of existing infrastructure............................................................................................... 49

SWOT Analysis .......................................................................................................................... 51

Property 7: Wayside facility in Ganagapur, Gulbarga .................... 52

Status of existing infrastructure............................................................................................... 53

SWOT Analysis .......................................................................................................................... 55

Property 8: Dormitories at Melukote, Mandya ................................. 56

Status of existing infrastructure............................................................................................... 57

SELECTION OF ENTITIES FOR MANAGEMENT OF 19 PROPERTIES

SWOT Analysis .......................................................................................................................... 59

Property 9: Yatri Nivas at Aihole, Bagalkot ....................................... 60

Status of existing infrastructure............................................................................................... 62

SWOT Analysis .......................................................................................................................... 64

Property 10: Wayside Facility at Lakkundi, Gadag ......................... 65

Status of existing infrastructure .......................................................................................... 66

Tourists Inflows .................................................................................................................... 68

Property 11: Hotel Mayur Samudra, Gokarna, Uttar Kannada ... 70

Status of existing infrastructure .......................................................................................... 71

Tourists Inflows .................................................................................................................... 73

Property 12: Dormitory at Moodubidere, Dakshin Kannada ...... 74

Status of existing infrastructure .......................................................................................... 75

Tourists Inflows .................................................................................................................... 77

Property 13: Hotel Mayura Barachukki Madhyaranga,

Status of Existing Infrastructure ......................................................................................... 80

Tourists Inflows .................................................................................................................... 82

SELECTION OF ENTITIES FOR MANAGEMENT OF 19 PROPERTIES

Property 14: Hotel Mayur Keshav, Somanathapura, Mysore..... 794

Status of existing infrastructure .......................................................................................... 85

Tourists Inflows .................................................................................................................... 86

Property 15: Wayside Facility at Thannikola, Belgaum ................ 87

Status of existing infrastructure .......................................................................................... 88

Tourists Inflows .................................................................................................................... 90

Property 16: Hotel Mayura at Devrayanadurga, Tumkur ............. 91