Exterior view of Arvena Living in Penang
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Business plan

Arvena Living

An investor and bank plan for a Penang coliving house scaling from 2 ready ensuite rooms to 11 rooms, then 15.

2 ready rooms 11-room launch 15-room upside RM150k setup Nirwana Asri Sdn Bhd
Prepared for investors and banks April 2026
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Market gap

The gap is between anonymous stays and unstable room rentals.

Longer-stay guests want trust, routine, character, and practical daily comfort. Most options over-serve one need while under-serving another.

Hotels Convenient, but expensive over time.

Reliable service, weak home feeling, limited daily-life rhythm.

Serviced units Practical, but often generic.

Useful for stays, but less memorable and less social.

Informal rentals Affordable, but trust varies.

Unclear upkeep, inconsistent photos, and uncertain guest readiness.

Arvena Hospitality confidence with residential warmth.

A real Penang house designed for staying longer, working, and settling in.

Slide takeaway Arvena owns the middle: home-like, trustworthy, and characterful.
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01 Remote workers

Need light, desks, quiet rooms, reliable internet, and a house that supports routine.

02 Relocating professionals

Need a landing base before committing to a lease or neighborhood.

03 Students and project teams

Need affordable longer stays with shared facilities and clear rules.

04 Family and lifestyle visitors

Need calm, practical accommodation that feels less transactional than a hotel.

Target guests

Arvena is for guests who want to live in Penang.

The common thread is stay length. Guests staying weeks or months care about the house as a daily environment, not just a booking listing.

Primary demand signal Longer stays, work-friendly rooms, shared common areas.
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Product promise

Private comfort plus shared house energy.

Rooms create privacy. The kitchen, lounge, arches, tables, and sunlit corners create the memory.

Bright private bedroom with heritage windows
Private rooms with light, desks, and room to settle.
Shared kitchen with green cabinetry
Shared kitchen and practical daily-life facilities.
Sunlit shared lounge with checkerboard floor
Common spaces that make staying longer feel natural.
Design principle The house should feel residential, cared for, and quietly premium.
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Positioning

Stay narrow: warm long-stay coliving with heritage character.

Not

A backpacker hostel, a standard hotel, or only an event/photo location.

Core

Private room stays for guests who want daily comfort and a memorable Penang setting.

Edge

Characterful house photography, calmer shared life, and direct trust through Google Maps.

Hospitality polish Informal Generic Characterful
Hotels Reliable, less personal
Hostels Social, lower privacy
Room rentals Home-like, variable trust
Arvena Living Warm, trusted, long-stay ready
Strategic choice Do not dilute the brand by chasing every use case.
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Pricing model

Use monthly stability and short-stay yield.

Basic Penang rooms are cheap. Arvena should price above generic rentals by using heritage character, attached bathrooms, work-friendly rooms, and a managed guest experience.

Standard

RM900-RM1,100/month. Weekly RM350-RM450; nightly RM90-RM130 for basic shared-bath rooms.

Premium

RM1,100-RM1,350/month. Weekly RM450-RM600; nightly RM120-RM160 for better size, light, desk, or bathroom access.

Ensuite

RM1,500-RM1,700/month. Weekly RM650-RM800; nightly RM170-RM230 for the 2 ready attached-bath rooms.

Guardrail

Keep most inventory monthly. Use only 2-3 best rooms for short stays until cleaning and check-in are proven.

Pricing guardrail Agent-filled long leases cost roughly one month per 12-month tenant.
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Go to market

Win trust before spending heavily on ads.

The first marketing job is credibility: make the house easy to find, understand, trust, and contact.

01

Google Maps

Verify the Business Profile and make Maps the local trust anchor.

02

Room pages

Publish clear pages for the two ready ensuite rooms before opening all 11 rooms.

03

WhatsApp

Make direct inquiry the primary conversion path for questions and viewings.

04

Channels

Use monthly-stay channels for stability and selected OTAs only for short-stay yield.

05

Partners

Approach universities, hospitals, employers, and relocation agents.

Conversion focus Discovery to inquiry to viewing to booking.
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Cafe-style common area with marble tables
Shared areas need a visible care rhythm.
Bright bathroom with stained glass detail
Cleanliness is part of the product.

Operating model

The house has to feel cared for every day.

Guest flow

Clear inquiry, viewing, booking, deposit, check-in, renewal, and move-out process.

House rhythm

One cleaner budgeted at RM1.9k-RM2.2k/month, plus preventive maintenance, supplies checklist, and issue tracking.

Trust layer

House rules, resident expectations, fast response times, and visible ownership.

Operating belief In coliving, the brand is the daily standard.
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Financial plan

Bankable at 11 rooms, stronger at 15.

The first two ensuite rooms validate pricing. The investment case depends on opening the 11-room base, then expanding to 15 rooms once operations are steady.

11 -> 15
Rentable room path
RM6k
Monthly property rent
RM150k
Setup budget

Phase 1

2 ready attached-bath rooms prove price, cleaning rhythm, check-in, and inquiry quality.

11-room base

Mixed monthly and short-stay model targets roughly RM16k-RM18k gross monthly revenue.

15-room upside

Expansion target rises to roughly RM22k-RM24k gross monthly revenue before fees and costs.

Cost base

Rent, cleaner, utilities, supplies, maintenance, platform fees, agent commissions, licensing, tax.

Financial next step Build conservative, base, and upside cases room by room.
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Launch plan

The first 90 days should prove demand, pricing, and rhythm.

Days 1-15

Set the base

Verify Google listing, publish the 2 ready ensuite rooms, define rates, stay rules, and inquiry scripts.

Days 16-45

Launch demand

Launch WhatsApp flow, selected short-stay channels, and direct monthly-stay outreach.

Days 46-75

Tune conversion

Finish the 11-room readiness plan, test monthly versus short-stay mix, and tighten check-in.

Days 76-90

Review and decide

Review occupancy, booking cost, guest feedback, operating issues, and 15-room expansion decision.

Launch discipline Learn quickly before scaling spend or complexity.
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Risks

The biggest risks are manageable if owned early.

This plan is strongest when the operating risks are visible, assigned, and reviewed weekly.

Demand risk

Build trust through Maps, room pages, reviews, partner outreach, and selective channels.

Pricing risk

Test the 2 ensuite rooms first, then use room-by-room pricing and conservative occupancy cases.

Operations risk

Set cleaning cadence, issue ownership, response standards, and preventive maintenance.

Brand risk

Protect the resident experience from noisy events, poor-fit guests, or inconsistent service.

Compliance risk

Confirm licensing, tax treatment, building rules, insurance, and guest documentation.

Risk posture Do the practical checks before promising scale.
Warm shared interior at Arvena Living
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Decision

The next step is to approve the launch track and complete the model.

The brand direction is clear enough to move. The funding case is to convert the house into a bankable 11-room base with 15-room upside.

1

Approve the focus. Arvena Living launches as a long-stay coliving brand, not a generic hotel substitute.

2

Approve the budget. RM150k setup plus launch runway for room readiness, furnishing, compliance, and working capital.

3

Validate then scale. Test the 2 ready ensuite rooms, open 11 rooms, then expand toward 15 when the model proves out.