“after Babylon”
ADONIS BANGKOK
www.adonisbangkok.net
UPDATE : button upper right to receive current project info
[social media coming soon]
Baan Dusit Garden Pool Bar Restaurant, the new gay destination?
“A new gay destination in the spirit of its iconic predecessor.”
Babylon Bangkok now closed.
A New Babylon Bangkok?
The Babylon Bangkok closing has been met with sadness by the international gay community. Gay communities need infrastructure. Babylon was an integral part of Bangkok gay life and is needed for tourism to recover. I understand that the development value of the property was the reason for the closing. I believe, however, the demise of the Babylon Bangkok concept is premature.
Why not create a new updated Babylon Bangkok?
What I’m about to present is a new smaller pool bar /restaurant on on Saladaeng Rd. at the Baan Dusit Thani property & a smaller guest-house on Convent Rd. created to fill the void left by the departed Babylon pool bar & guest-house facility . The current pool bar/ restaurant at Baan Dusit Thani is operating in the evening only from 5 pm to 1 am. What we’re proposing is a daytime Adonis pool bar /restaurant that will be operating 9am to 5pm schedule, when the space is currently not being used.
This proposal is a win win for Baan Dusit Thani in which they are obtaining extra profit. The Convent Rd. guest house is located on an upscale peaceful soi strategically located 5 minutes from the Soi 4 nightlife & walking distance to the Dusit pool.
Regarding the pool bar /restaurant patrons, half were retirees & the other half tourists the present income will be approximately 75% until full tourism recovery. Regarding the guest-house, the tourism dip [approximately 50%] provides an opportunity to negotiate a better lease. Going from 30 units to fill a 7 room guest-house is fairly easy. Also creating the guest-house during a low point provides a better growth position once the economy recovers.
In terms of future expansion a hostel, gym, massage & sauna facilities are future growth options.
The pool bar project is set to go. We can put the guest-house in abeyance if desired. I’ll be forwarding the detailed guest-house plans for a townhouse on Convent Rd.. These plans could be applicable to other location options.
ADONIS BANGKOK will be the new name for what will serve serve the market held previously by the departed BABYLON BANGKOK guesthouse & pool bar. Purchase of the Babylon Bangkok trademark is a consideration.
I’ll be sharing the project with a select few. After their review I’ll make clarifications.
Thanks for taking the time to read this proposal!
Adonis pool bar / restaurant.
Baan Dusit Complex
I’ve started talks with the Dusit hotel group. The concept is to set up a commission system with Dusit for it’s currently empty [9am -5 pm] garden pool bar. There will be an entry fee of $2.00 & a 16.3 % commission for food & beverage paid to Adonis. The food & beverage will be supplied by “Dusit Gourmet”[see menu at “pool bar” button at top]. Scroll down to “Profit” to see the breakdowns.
Adonis Guesthouse
Convent Road
Transform an existing townhouse into a boutique guest-house. The room total will vary from 7 up to 9 guest rooms. Scroll down to “PROFIT” to see the breakdown. In terms of the number of guest rooms adding +2 to the 7 to create a total of 9 will involve a more costly & extensive construction plan & budget
* There are 2 empty possibly available shophouses on Sala Daeng across. from Baan Dusit Go to the PHOTO link at top of page.
[ after tourism recovery ]
Pool Bar profit
Baan Dusit property
POOL BAR PROJECT / Dusit Complex
Baan Dusit Commission Proposal
Create an admission pool bar open from 9:00-5:00
60 guests daily with $5.00 entry, $300. total daily
[$3.00 Entry Commission Paid to Dusit]
$2.00 Entry profit paid to Babylon
$2.00 x 60. guests = $120.
$120. x 360 days = $43,200. Paid to Adonis
Food Drink 16 .3 % Commission Paid to Babylon 2
[ 30 guests daily with $6.00 food drink tab = $1.00 ]
$1.00 x 60 guests = $60.
$60.x 360. days = $21,900. Paid to Adonis
$43,200. + $21,900. = $65,100.
$65,100. - $15.,000. salary =$50,100. TOTAL INCOME
[EXPENSES are paid by Baan Dusit with commission profit from Adonis Bangkok.]
$50,100. TOTAL YEARLY PROFIT
[ after tourism recovery ]
Guesthouse profit
Convent Rd. property
7 rooms
[Go to Guest-house button at top for individual room pricing.]
GUESTHOUSE PROJECT / Convent Rd.
7 Guesthouse Rooms in the Convent Road property.
TOTAL NIGHTLY INCOME FOR ALL 7 ROOMS = $630. [Average room price $91.]
$630. X 30 nights = $18,900. per month
$18,900. X 9 months [75% occupancy] =
$170,100. TOTAL YEARLY INCOME
TOTAL EXPENSES
Rent $30,000. [per year]
Utilities $7,000. [per year]
Missc. & Supplies $13,000. [per year]*
Salary $15,000. [per year]
+________________
$65,000. [per year]
$170,100. - $65,000. TOTAL
____________
$105,100. TOTAL YEARLY PROFIT
__
[ 9 room option]
[Convert the existing lobby lounge into 2 guest rooms by dividing the lobby lounge into 2 floors. The gym exercise ]
GUESTHOUSE PROJECT / Convent Rd.
2+ Guesthouse Rooms in the Convent Road property.
TOTAL NIGHTLY INCOME FOR ALL 2 ROOMS = $200.
$200. X 30 nights = $6,000. per month
$6.000.. X 9 months [75% occupancy] =
$54,000. TOTAL YEARLY INCOME
TOTAL EXPENSES for 2 extra rooms = $5,000.
.$54,000. - $5,000. = $49,000.
$105,100. + $49,000.
______________________
$154,100 TOTAL YEARLY PROFIT
discount rates / -25%
Pool Bar Profit
Baan Dusit property
POOL BAR PROJECT / Dusit Complex
Baan Dusit Commission Proposal
Create an admission pool bar open from 9:00-5:00
45 guests daily with $5.00 entry, $300. total daily
[$3.00 Entry Commission Paid to Dusit]
$2.00 Entry profit paid to Adoinis
$2.00 x 45 guests = $90.
$90.. x 360 days = $32,400. Paid to Adonis
Food Drink 16 .3 % Commission Paid to Babylon 2
[ 45 guests daily with $6.00 food drink tab = $1.00 ]
$1.00 x 45 guests = $45..
$45. .x 360. days = $16,200. Paid to Adonis
$32,400. + $16,200. = $48,600,
$48,600. - $15.,000. salary =$33,600. TOTAL INCOME
[EXPENSES are paid by Baan Dusit with commission profit from Adonis Bangkok.]
$33,600. TOTAL YEARLY PROFIT
discount rates / -50%
Guesthouse Profit
Convent Rd. property
[ 7 room option ]
GUESTHOUSE PROJECT / Convent Rd.
7 Guesthouse Rooms in the Convent Road property.
TOTAL NIGHTLY INCOME FOR ALL 7 ROOMS = $315. [Average room price $45.]
$315. X 30 nights = $9,450. per month
$9,450. X 9 months [75% occupancy] =
$85,050.. TOTAL YEARLY INCOME
TOTAL EXPENSES
Rent $30,000. [per year]
Utilities $7,000. [per year]
Missc. & Supplies $13,000. [per year]*
Salary $15,000. [per year]
+________________
$65,000. [per year]
$85,050.. - $65,000. TOTAL
$20,050. TOTAL YEARLY PROFIT
_
[ 9 room option ]
GUESTHOUSE PROJECT / Convent Rd.
2+ Guesthouse Rooms in the Convent Road property.
TOTAL NIGHTLY INCOME FOR ALL 2 ROOMS = $100.
$100. X 30 nights = $3,000. per month
$3.000.. X 9 months [75% occupancy] =
$27,000. TOTAL YEARLY INCOME
TOTAL EXPENSES for 2 extra rooms = $5,000.
.$27,000. - $5,000. = $22,000.
$20,050. + $49,000.
$69,050 TOTAL YEARLY PROFIT
FURNISHINGS & DESIGN ELEMENTS
[see “Photos” button at top for pics of “Babylon Bangkok”, Convent Rd. guest-house property & Baan Dusit garden pool bar & property.]
Furnishings & Construction budget** Design Analysis
GUESTHOUSE PROJECT BUDGET / Convent Rd.
A. Furnishings
[ 7 ] Guest Rooms $10,500.
Lobby / Lounge $2,340.
B.. Construction
Partitions _______
Doors & Hardware [5] _______
Plumbing [3 bath] _______
Light Fixtures $525.
Wall Finishes [3 bath] ______
Flooring [3 bath] ______
Bath Fixtures $3,375.
Exterior ______
Gym
[3] Suite Sitting Rooms _____
+_____________
$16,740. + construction
+ [2] Guest Rooms $3,000.
*** TBD construction cost
** TBD construction cost.
POOL BAR PROJECT BUDGET / Dusit
A. Furnishings
Locker Room $1,600.
Restaurant / Coffee $1,625.
+___________
$3,225.
In designing the ADONIS guesthouse we’re looking to update the original BABYLON BANGKOK concept. The original guest rooms* had a sculptural shell with transitional furnishings in a neutral palette in an eighties brutalist modern style.
The current ADONIS rooms are a combination of hip midcentury classics combined with other recently designed furnishings [furniture, lighting, fixtures & textiles.] All the elements are in a neutral pallet like the original.
The guestroms & public spaces have gay themed artwork that’s bold & masculine. There both drawings & photos in the collection juxtaposed with graphic geometric prints. Modern prints are used in the textile collection as well with all the guest rooms having elongated upholstered headboards with printed fabric.
In terms of room breakdown & layout an effort has been made to cut down on construction costs by using original elements where possible. Babylon was a combination of luxury suites, mid level rooms & budget rooms. We’ve broken down the layouts to approximate the percentage of the 3 types in this proposal.
