Lovina Feasibility

Lovina Feasibility

Rental prices, financial model, scenarios, and recommendation for the primary opportunity.
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Verdict: Conditionally viable — lean entry is worth it. The gap is real; the only risk is demand certainty.

Rental prices — Lovina commercial space

Supply is very thin — Buleleng has almost no listed ruko/clinic space on portals. From live listings:

ListingLocationSizePrice
Ruko 3 lantai near Pepitto + beachKalibukbuk, Jl Raya Lovina120 m² LT / 560 m² LBRp 250 jt/yr
Ruko + gudang dekat Pantai LovinaLovina252 m²Rp 225 jt/yr
Ruko dekat jalan utamaLovina (OLX)—Rp 5 jt/mo
Ruko 2 lantai near Bank BCASingaraja190 m² / 380 m²Rp 120 jt/yr
Toko kecil pinggir jalanTejakula25 m²Rp 6 jt/yr
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Realistic clinic rental range (Kalibukbuk main strip): Rp 60–120 jt/yr (Rp 5–10 jt/month) for a 60–120 m² shopfront. Rental is NOT the barrier — it's a fraction of Canggu.

Financial model — Lean/MVP

ItemCost
Rental (60–80 m², Jl Raya Lovina)Rp 60–90 jt/yr
Fit-out (exam, treatment, reception, basic lab)Rp 150–250 jt
Equipment (autoclave, EKG, minor surgical set, IV, lab)Rp 100–150 jt
Licensing (izin praktik, clinic license)Rp 15–30 jt
Working capital (3 months)Rp 100–150 jt
Total CAPEXRp 400–670 jt

Monthly OPEX

Dr. GP (Rp 15–25 jt or revenue-share) + nurse (Rp 4–6 jt) + admin (Rp 3–4 jt) + rent + utilities ≈ Rp 40–55 jt/month.

Break-even

Avg ticket (GP + treatment + test)
Rp 700K
Break-even
57–78
patients/month
= 2–3
patients/day
Very achievable
At 4–6 patients/day
Rp 85–125M
profitable

The cost structure is not the problem — break-even is only 2–3 patients/day. The question is whether demand materializes consistently.

Demand drivers

Buleleng visitors 2025
1.71M
+7.7% YoY
Foreign visitors
709K
France leads, China rising
Govt investment
Rp 40B
Lovina redevelopment + pier
Visitor profile
Long-stay
couples 40–65, families

Honest risks

  • Lovina is still low-volume and seasonal. Occupancy 50–70% vs Canggu 60–85%.
  • 3–4 hours from airport until the North Bali airport opens — fewer medical emergencies.
  • The Hydro Medical high-volume walk-in model likely fails here. You won't sustain 10–20 walk-in patients/day in low season.
  • Referral leakage: serious cases still escalate to South Bali.

Recommended positioning

Do NOT be "Hydro Medical Lovina." Be the "North Bali health anchor."

  1. Primary care + travel medicine for tourists — GP consults, refills, travel vaccinations, minor wound care, bali belly, dengue testing.
  2. Expat/retiree primary care + membership — the recurring revenue that smooths seasonality.
  3. Doctor-on-call / villa visits — high margin, matches Lovina's villa-heavy, low-mobility tourist profile.
  4. Clear escalation partnership with RS Kertha Usada / RSUD Buleleng — first touchpoint, not last.
Recommendation

Open it — but start lean.

MVP: 1 exam room, 1 treatment room, GP + nurse, 9am–5pm, Jl Raya Lovina strip, ~Rp 500 jt total. Make expat membership + doctor-on-call the backbone, not tourist walk-in. Validate over 6 months with clear exit criteria.