The property was purchased in November 2004 and the Title document is in the sole name of the owner.
The property comprises a plot size of 1200 m2 of which 800 m2 is construction and sits on the Pereque Acu River to the south and Rua Glauber Rocha to the north. The property has been significantly remodelled but the buildings are original and constructed in 2000.
The business operating from the property, Amygdala Pousada Limitada trading under the name Pousada Bambubamboo has two shareholders and the owner holds 90% of the shares.
The name Bambubamboo and its website are available for transfer if desired.
DESCRIPTION OF THE PROPERTY
The property consist of two joined buildings forming an L shape and comprises:
Ground floor Entrance leading to Reception/Office and solid wood spiral staircase leading to
Extensive Upstairs Lounge (approximately 96 square metres ) under pitched roof of solid wood, stone and glass construction with 270 degree views of gardens and pool area
Large Open plan kitchen (approximately 22 square metres) with marble workspace and mutliple cupboard space with large windows overlooking lounge
Large living space with mezzanine used currently for storage but easily converted to guest room or living accommodation with ensuite bathroom
Sizeable spa comprising Reception area and lounge, three separate treatment rooms: one with jacuzzi and shower, another with raised solid wood floor and third used for beauty tratments.
Social bathroom and changing rooms
Large steam room and dry sauna. Shower
Further changing room with three bathrooms
Laundry Room with separate laundry storage area
Independent water storage 3 x 18000 litre tanks
TWELVE Guest Rooms (average 25 square metres) currently:
Six Guest Rooms on the Upper Level designated LOFT Rooms with mezzanine level with sleeping accomodation upstairs and lounge area downstairs with en suite bathroom on each floor.
Six Guest Rooms on the Lower Level designated GARDEN Rooms on one level with one suite bathroom and private patio with furniture facing the swimming pool or Gardens.
To front, off road guest car parking, covered walkway with steps up to Reception.
Large Garden and tiled roof kiosk to front of property behind wall screened from the road.
Freeform tiled swimming pool with linked childrens pool surrounded by tiled patio and Sundeck and lounge area with solid wooden beds and sunshades.
Yoga Pavilion situated in the the Garden.
Extensive lawned landscaped gardens with palm and coconut trees and shrubs.
Tiled Breakfast area covering the whole width of the property comprising kitchen, seating area in front of river and sizeable dining area.
The breakfast area has sweeping views of the river on which it stands and the surrounding hills and rainforest.
LOCATION AND COMPETITOR ANALYSIS
The pousada is situated approximately two kilometres outside the Historic Centre of Paraty in a quiet residencial area named Portal das Artes. Guests can drive to the Centre in less than 3 minutes or walk withing 20/25 minutes. There are approximately ten other pousadas in the area. Only one other is riverfront.
The pousada has an excellent reputation in the town and receives many repeat guests.
The demographic of guests at the pousada has changed folowing the global economic crisis. From 2004 to 2009 over 90% of the pousada guests came from outside Brazil. This was essentially because of the booking habits of foreigners, where reservations will be made many months in advance leavng little availablilty for Brazilians.
Since 2009 the percentage of foreign visitors has reduced and of the Brazilians we host over 80% come from Sao Paulo. Interestingly Paraty has a very high percentage of French visitors but the pousada itself receives few French guests.
Average as follows and have remained consistent in the last four years:
All Main Holidays and Festivals 100%
High Season (November to March) 80%
Low Season (April to November) 40%
AVERAGE ROOM RATES per night are as follows:
Carnaval, New Year, Literary Festival and other main holidays
Loft R$850 and Gardens R$750 per night
The pousada employs six full time staff:
One Night Receptionist, Four Cleaning and Breakfast Staff and One Maintenance and General Service employee. Staff are paid monthly by bank transfer
Pool mainteneance is contracted out.
The Business uses an Accounting Firm in Paraty for all payroll and tax services.
The Business has no debt.
The pousada has a tremendous amount of underutilised space and has has all the infrastructure to create a bar and restaurant both in front of the river and in the Upstairs lounge and to add further guest accommodation though conversion.
The pousada does not specifically target the French market which is by far the largest source of tourists in Paraty.
The recent sub contracting of the spa allows the more focused targeting of spa breaks and corporate events at the pousada. The pousada receives a fixed commission of all treatments which are offered to our Guests and also the general public. This is a new revenue stream for the business.
Bambubamboo is the result of much improvement and investment by the owner. It has been his first experience of managing a small buiness in the hospitality sector. For personal reasons he has not resided in Paraty or managed the business full time relying on his team to provide day to day management and guest relations for long periods during the last five years. This has resulted in the pousada losing focus. The awards stopped coming and ratings on sites such as Tripadvisor were impacted. In 2006 and 2007 the pousada was rated No.1 pousada in Brazil by Tripadvisor, a significant accolade. The decline has been addressed and ratings are improving and customer feedback has been once again excellent. With professional management and marketing there is significant opportunity to grow market share.
The business only began working with travel agents in the last three years and this has helped to improve occupancy in the low season, less so in the High Season. Cost and margin management should have been given far greater priority.
Paraty has many pousadas mostly in the mid to bargain sector and in terms of competitive activity, there are very few options for a good quality, high service pousada outside the Historic Centre.
The average room rate in the pousada has growth potential. There are certain pousadas that enjoy rates per night of over R$800 per night year round for mid range facilities.
The pousada website has not been updated in ten years. A more up to date site with SEO Optimisation and a booking tool will increase direct sales and improve margin with less reliance on agency traffic.
The pousada is viewed twice as many times as the maket average for Paraty but our conversion rate on both Expedia and Bookings.com remains extremely low. Our dated website is undoubtedly a large contributor to this" Google Analytics shows us that 83% of our views are from Brazil and 11% from the United States. Other countries barely register at the moment.
The pousada has grown this far mostly because of the vision and passion of the owner to provide a comfortable, authentic place to stay in what was always a beautiful location. All good things come to an end and after ten years he feels the pousada now demands new energies to achieve its potential.
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