FAQ

We work with property owners in true partnership, not just as operators. Our founding team has collectively developed and operated properties, understanding what drives both guest satisfaction and profitability. We provide transparent management policies, international operating standards, results-oriented financial performance, and highly accessible leadership—we lead from the front and engage at every level. At every step of our business, we are looking after yours.

Dijiwa Sanctuaries operates four distinct brand tiers: (1) Dijiwa Signature—boutique 5-star properties with state-of-the-art technology and iconic design, (2) Dijiwa Hotels & Resorts—4-5 star properties blending modern and local aesthetics in convenient locations, (3) Dijiwa Villas—4-5 star properties with designer décor and 24-hour personalized service, and (4) Dijiwa Boutique—our soft brand allowing properties to affiliate while maintaining unique identity. We'll help determine which brand tier best positions your property for market success.

Our managed portfolio spans across Indonesia with primary concentration in Bali (Ubud, Canggu, Seminyak, Amed, Tanah Lot, Kintamani), plus Lombok (Gili Asahan), and Southeast Sulawesi (Kendari). This geographic diversity demonstrates our ability to operate successfully across different markets and property types while building the Dijiwa Sanctuaries brand presence nationally.

Our vision is "Wherever you go, stay with us - Dijiwa in every soul." Our mission is to deliver perfection in every service given with the uniqueness of the culture. We combine operational excellence with authentic cultural experiences, ensuring every guest interaction reflects both international professional standards and Indonesia's rich heritage.

Dijiwa Sanctuaries is our guest-facing hotel brand portfolio operated by Dijiwa Delapan Utama. The portfolio encompasses four brand tiers—from boutique 5-star Signature properties to our flexible Boutique soft brand—allowing us to position your property appropriately in the market. When you partner with us for management, your property becomes part of the Dijiwa Sanctuaries family, benefiting from our brand recognition, distribution network, and operational systems.

Our values spell DIJIWA: Dynamic (positive, energetic approach), Integrity (strong ethical principles and honesty), Joyful (compassionate and generous spirit), Innovative (experimenting to find new solutions), Wellbeing (focus on comfort, health, and happiness), and Attitude (taking responsibility seriously while maintaining perspective). These values guide how we partner with property owners and serve guests.

Dijiwa Delapan Utama is a hospitality development and management company founded by experienced hotel professionals with extensive expertise in Indonesia's hospitality sector. We operate the "Dijiwa Sanctuaries" brand portfolio—a collection of premium hotels, resorts, and villas across Indonesia. "Dijiwa" means "Soul" in Indonesian, reflecting our commitment to creating sanctuaries that nourish body, mind, and soul. We currently manage 15+ properties, partnering with property owners to maximize operational success.

Yes. While Dijiwa Delapan Utama doesn't provide direct financing, we work with multiple national banks in Indonesia to structure optimal financing for projects. We connect property owners with our Indonesian banking partners who currently offer credit interest rates ranging from 8.25% to 9% for qualified hospitality projects. We assist with financing arrangements, introductions to our banking network, help prepare financial projections for lending applications, and support you through the entire financing process to structure deals that work for your project.

For properties joining Dijiwa Sanctuaries, we conduct comprehensive due diligence including: (1) 3-5 years of financial statements and tax returns for operating properties, (2) Engineering and property condition reports, (3) Market studies and competitive analysis, and (4) Review of all permits and licensing documentation. This thorough evaluation ensures we fully understand your property's condition, market position, and potential before making recommendations on positioning, required improvements, and projected performance under our management.

We coordinate design and construction through our network of trusted specialists rather than executing these services directly. We partner with renowned architects, interior designers, landscape firms (like SHL ASIA and successors of Made Wijaya), MEP consultants, and construction companies. Dijiwa Delapan Utama provides operational input throughout to ensure designs are functional, cost-effective, and aligned with guest expectations and Dijiwa Sanctuaries brand standards.

Yes. We conduct comprehensive feasibility studies analyzing market demand, competitive landscape, optimal positioning, and projected financial performance. Our studies provide the data you need to make informed decisions about proceeding with development, brand tier selection, and expected returns. This is one of our core in-house capabilities that we bring to every property owner partnership.

Our design philosophy emphasizes environmental sensitivity, local artisan collaboration, and cultural authenticity. We work with renowned landscape designers who use native plants and create gardens that educate guests. Our architecture combines modern functionality with local aesthetics, partnering with experts like SHL ASIA, Nyoman Miyoga, Binar Lighting, and Putri Bali Design. Every design tells a story and connects to place, ensuring your property stands out while respecting its environment and cultural context.

Dijiwa Delapan Utama serves as your strategic partner and project facilitator throughout development. We don't execute construction or architectural services directly, but we coordinate with specialized firms and provide operational input to ensure designs are commercially viable. Our deep industry experience helps you avoid costly mistakes and make decisions that support long-term profitability. We guide the entire process from concept through opening.

This depends on the brand tier and your preferences. Properties in our Signature, Hotels & Resorts, and Villas tiers typically incorporate Dijiwa branding (e.g., "Property Name Dijiwa Location"). Our Boutique soft brand allows properties to maintain their unique name while affiliating with Dijiwa Sanctuaries for distribution, operational support, and systems access. We'll discuss the best branding approach for your property during our consultation.

Yes. We provide comprehensive development support as strategic coordinators, connecting you with the right specialists for each phase: architects for design, construction companies for building, financial institutions for funding, and other consultants as needed. Dijiwa Delapan Utama contributes in-house expertise in feasibility studies, concept development, and operational planning to ensure your project is positioned for success from day one under the Dijiwa Sanctuaries brand.

No. We are pure operators—we don't require ownership stakes in your property. You maintain 100% ownership while Dijiwa Delapan Utama provides management expertise under the Dijiwa Sanctuaries brand. This keeps our relationship focused solely on operational excellence and maximizing your property's performance, not on equity considerations.

Our standard management agreements start from 10 years, allowing sufficient time to implement operational systems, build the Dijiwa Sanctuaries brand presence for your property, and optimize financial performance. We can structure terms with renewal options based on your preferences and project specifics. Contract length is negotiable based on your requirements.

For your first consultation with Dijiwa Delapan Utama, just come prepared to discuss: (1) Your property or development project details, (2) Your goals as a property owner, (3) Your timeline and any specific concerns or priorities, (4) Any previous management experience or challenges, and (5) Questions you have about our approach and the Dijiwa Sanctuaries brand. This is a discovery conversation—we'll share how we work and determine if partnership makes sense for both sides.

Visit our website at www.dijiwa.asia, email us at [email protected], or call +62 882-4638-0172. Our headquarters is located at Jl. Kenyeri No. 142, Tonja, Denpasar, Bali 80235, Indonesia. We welcome the opportunity to discuss how Dijiwa Delapan Utama can partner with you to bring your property into the Dijiwa Sanctuaries brand portfolio and maximize its success.

For existing operating properties, transition into the Dijiwa Sanctuaries brand typically takes 60-90 days from contract signing. This includes staff integration, systems implementation, rebranding, training, and operational handover. For new development projects, Dijiwa Delapan Utama is involved from the start, so there's no transition per se—we guide the property from concept through opening. We create detailed transition plans tailored to each property's specific situation.

No. Initial consultations and property evaluations by Dijiwa Delapan Utama are complimentary with no obligations. This allows both parties to determine if there's a good fit for your property to join the Dijiwa Sanctuaries brand before committing resources. We only formalize the relationship once we've agreed on terms and executed a management agreement. We provide this as a professional service to property owners exploring their management options.

For initial evaluation, we need: (1) Property overview (location, room count, facilities), (2) Last 2-3 years of financial statements if operating, (3) Current occupancy and rate information, (4) Photos of property and facilities, (5) Details on any financing or ownership structure considerations, and (6) Your objectives and timeline. If it's a development project, we need site details, project scope, and development timeline.

The process begins with an initial consultation to understand your property, goals, and timeline. We then conduct a property evaluation and market analysis, followed by a detailed proposal outlining management approach, brand positioning within Dijiwa Sanctuaries, fee structure, and projected performance. If both parties agree to proceed, we negotiate and execute a management agreement and begin transition planning. The entire process typically takes 60-90 days from first meeting to operational takeover.

We're actively seeking management opportunities to expand the Dijiwa Sanctuaries brand across Indonesia, with particular interest in: (1) Bali (all regions—we have deep market knowledge), (2) Lombok and surrounding islands, (3) Java (particularly resort and heritage properties), (4) Sulawesi, (5) Flores and Nusa Tenggara, and (6) Other emerging destinations with tourism potential. We evaluate each opportunity based on market fundamentals and property potential.

Yes. We welcome international property owners and have experience structuring management agreements for various jurisdictions. Foreign investors can own hospitality properties in Indonesia through PT PMA structures (foreign-owned companies). We help connect and coordinate with legal and regulatory specialists who handle PT PMA establishment, regulatory requirements, work permit applications, and compliance matters. Our experience with foreign owners ensures smooth operations regardless of your location.

Major capital improvements and renovations require owner approval and funding. Dijiwa Delapan Utama prepares capital expenditure plans with cost-benefit analysis and ROI projections for your review. For approved projects, we coordinate implementation with our network of design and construction specialists. FF&E replacement reserves are typically funded from operations according to an agreed schedule (usually 3-5% of revenue).

Absolutely. As the property owner, you have unlimited access to visit your property at any time with reasonable advance notice to the general manager. We encourage owner visits and can arrange VIP treatment and accommodations when you stay. Many owners enjoy spending time at their properties to see Dijiwa Sanctuaries operations firsthand and connect with the team and guests.

Highly accessible—we lead from the front. Our executive team (CEO, COO, Directors) is actively involved with properties and readily available to owners. You're not dealing with a faceless corporation; you have direct access to decision-makers. We respond promptly to questions, conduct regular property visits, and maintain open communication channels. This accessibility distinguishes Dijiwa Delapan Utama from larger management companies.

Owner involvement is flexible based on your preferences. Some owners prefer hands-off relationships with quarterly reviews, while others want monthly updates and active participation in strategic decisions. We accommodate both approaches. Regardless of involvement level, you maintain full ownership rights and receive complete financial transparency. We're partners—you're always informed and in control of major decisions affecting your property.

Dijiwa Sanctuaries has successfully operated across diverse markets: (1) Luxury resort markets (Ubud, Seminyak), (2) Emerging beach destinations (Canggu, Amed), (3) Remote island locations (Gili Asahan), (4) Secondary cities (Kendari - currently in project development), and (5) Cultural tourism zones (Tanah Lot, Kintamani). This diversity proves our ability to adapt strategies to different market dynamics and property types while maintaining brand consistency.

Yes. We're happy to connect you with current property owners who can share their experience working with Dijiwa Delapan Utama. Our owners consistently cite our transparency, accessibility of leadership, operational results, and true partnership approach. References are available during the evaluation process once we've had an initial consultation.

In 2024-2025, Dijiwa Sanctuaries properties received 20+ awards including multiple TripAdvisor Travellers' Choice Awards and Booking.com Traveller Review Awards. Blue Karma Village earned Michelin 2025 recognition. Properties like Bleu MATHIS Gili Asahan achieved 9.2/10 guest ratings. These awards demonstrate consistent operational excellence across our portfolio—proof that Dijiwa Delapan Utama's management approach delivers results for property owners.

We launched Dijiwa Sanctuaries in 2021 with 6 properties, expanded to 12 in 2022, then strategically focused on operational excellence—adding 2 in 2023, 3 in 2024, and 2 in 2025. This demonstrates sustainable growth while maintaining quality. Our portfolio has grown from 6 to 15+ properties in four years, with multiple properties receiving awards for operational excellence and guest satisfaction.

We employ sophisticated revenue management with dynamic pricing based on demand patterns, competitor rates, booking pace, and channel optimization. Our corporate revenue management team uses specialized software to optimize rates daily across all distribution channels for the entire Dijiwa Sanctuaries portfolio. This systematic approach, combined with our market knowledge, consistently outperforms manual rate management.

We monitor comprehensive KPIs: (1) Occupancy rates and ADR by segment, (2) RevPAR and RevPAR Index vs. competition, (3) GOP and GOP margin, (4) EBITDA and Net Operating Income, (5) Guest satisfaction scores, (6) Online reputation metrics, (7) Distribution channel performance and costs, and (8) Labor cost ratios. You receive monthly dashboards showing performance trends and competitive positioning against both local market and other Dijiwa Sanctuaries properties.

Property owners receive: (1) Daily Reservation Reports (DRR) tracking booking activity, (2) Weekly performance summaries, (3) Monthly financial statements (P&L, balance sheet, cash flow), (4) Detailed revenue reports by segment and channel, (5) KPI dashboards (occupancy, ADR, RevPAR, GOP), (6) Budget vs. actual variance analysis, (7) Competitive set benchmarking, (8) Cash position and distribution recommendations, and (9) Annual audited financials. All reporting is transparent, timely, and accessible through online dashboards plus monthly review calls.

We actively monitor and respond to all guest reviews across platforms (TripAdvisor, Google, Booking.com, Agoda) for all Dijiwa Sanctuaries properties using an online reputation management system. Our team responds professionally to both positive and negative feedback, addressing concerns and showcasing your property's strengths. We have systematic processes for converting guest feedback into operational improvements. Our track record shows this works—many properties maintain 9.0+ ratings.

Yes. Each property receives presence on the Dijiwa Sanctuaries corporate website (dijiwasanctuaries.com) with dedicated property pages optimized for conversions, integrated with our booking engine technology. Properties can also have individual microsites if desired. You get the benefit of both individual property identity and the strength of being part of the Dijiwa Sanctuaries brand family.

We maintain strong partnerships with all major OTAs and have dedicated account management. Our Dijiwa Sanctuaries portfolio-level relationships often secure premium placement for your property. We actively manage OTA presence including photos, descriptions, reviews, and promotional campaigns. While we optimize OTA performance, we also drive direct bookings through dijiwasanctuaries.com to maximize your net revenue.

We employ a comprehensive multichannel strategy: (1) Partnerships with major OTAs (Booking.com, Agoda, Expedia), (2) Direct booking engine optimization through dijiwasanctuaries.com, (3) Social media marketing and content creation for Dijiwa Sanctuaries, (4) Influencer partnerships and PR, (5) Trade relationships with tour operators and travel agents, and (6) Corporate and group sales. Each property benefits from both Dijiwa Sanctuaries brand-level marketing and property-specific campaigns.

We maintain quality through: (1) Monthly property inspections by corporate team, (2) Guest feedback monitoring and response protocols, (3) Continuous staff training and certification, (4) Brand standard compliance audits, (5) Mystery guest programs, and (6) Systematic improvement initiatives. Every Dijiwa Sanctuaries property must meet our quality standards regardless of brand tier. Quality control is non-negotiable.

Sustainability guides every operational decision through three pillars: (1) Development—environmental-friendly design, local materials, energy efficiency, and waste management, (2) Community—employing and educating local people, sustainable tourism practices, equal opportunity for suppliers, and (3) Landscape—using native plants, educating guests on ecosystems, and protecting local biodiversity. This approach reduces costs while strengthening your property's market positioning under the Dijiwa Sanctuaries brand.

We implement integrated hospitality technology including: (1) Property Management Systems (PMS) for reservations and operations, (2) Channel managers for OTA distribution, (3) Revenue management systems for dynamic pricing, (4) Guest CRM, (5) Point-of-sale systems, (6) Business intelligence dashboards for real-time reporting, and (7) Accounting systems. All Dijiwa Sanctuaries properties connect to our centralized infrastructure providing you full transparency.

We recruit, hire, train, and supervise all property staff following rigorous Dijiwa Sanctuaries standards. Our HR team sources talent from local communities (supporting sustainability goals), provides comprehensive onboarding, delivers ongoing training in service excellence, and manages performance. You don't need to worry about staffing—we handle everything from general managers to front-line associates.

Each property has an experienced on-site general manager and full operations team employed and supervised by Dijiwa Delapan Utama. Our corporate office provides oversight through dedicated directors for operations, revenue management, sales, marketing, finance, culinary, HR, and technical services. You benefit from both local property-level execution and corporate-level expertise, all operating under Dijiwa Sanctuaries standards.

We provide comprehensive hotel management including: (1) Day-to-day operations management, (2) Revenue management and distribution, (3) Sales and marketing, (4) Financial management and reporting, (5) Quality control and brand standards, (6) Staff recruitment, training, and development, (7) Guest services and experience design, and (8) Technology systems implementation. We handle all aspects of hotel operations so you can focus on ownership while we focus on performance.

Our management agreements typically include a base management fee (percentage of gross revenue) plus an incentive fee (percentage of GOP after achieving agreed performance thresholds). This structure aligns our interests with yours—we succeed when your property succeeds. Specific terms are customized based on property type, size, and market conditions. We maintain complete transparency about all fees and provide detailed monthly accounting.