Dream Space — Jawara Rasa Sejati Group

RingkasanOverview

Aset ini menjawab persis rencana multi-fungsi Jawara Rasa Sejati Group: satu bangunan untuk menyatukan flagship cafe, co-working, dan HQ. Dengan daya 33.000 VA dan 392,8 m² di lokasi main road dekat Paskal & Stasiun Bandung, aset ini kuat secara teknis dan strategis — dan berada di bawah harga sewa prime di koridor Paskal.This asset fits Jawara Rasa Sejati Group’s multi-purpose plan precisely: one building to unite the flagship cafe, co-working, and HQ. With 33,000 VA of power and 392.8 m² on a main road near Paskal & Bandung Station, it is both technically and strategically strong — and priced below prime rents in the Paskal corridor.

Cafe / Healthy BarCafe / Healthy Bar

Etalase brand Treat A Cup, walk-in dari main road & Paskal.Treat A Cup brand showcase, walk-ins from the main road & Paskal.

Kantor Pusat (HQ)Head Office (HQ)

Konsolidasi tim & ruang meeting — komitmen jangka panjang.Team consolidation & meeting space — long-term commitment.

Co-workingCo-working

Segmen work-from-cafe: profesional HiFive, hotel, stasiun.Work-from-cafe segment: HiFive professionals, hotels, station.

✓

KesimpulanVerdict

Prospek kuat — 33kVA menuntaskan kendala dapur komersial.Strong prospect — 33kVA solves the commercial-kitchen hurdle.

Rekomendasi ZOMERAZOMERA Recommendation

Ruang yang “sudah jadi rumah” untuk 3 lini bisnis sekaligus.A space that already feels like home for all 3 business lines at once.

Model cafe + co-working + HQ dalam satu atap adalah langkah scale-up yang efisien dan sangat sinkron dengan momentum Jawara (5 gerai Treat A Cup di 2025). Catchment sekitar — sekolah, rumah sakit, sport centre, kantor, hotel, stasiun — memberi arus pengunjung harian yang persis segmen mereka. Jelajahi tiap tab untuk detailnya.A cafe + co-working + HQ under one roof is an efficient scale-up move, in sync with Jawara’s momentum (5 Treat A Cup outlets in 2025). The surrounding catchment — school, hospitals, sport centre, offices, hotels, station — delivers daily footfall that matches their exact segment. Explore each tab for details.

Dream SpaceDream Space

Visualisasi konsep per lantai (render). Geser tombol DREAM ⇄ ASLI untuk membandingkan dengan kondisi bangunan saat ini.Concept visualisation per floor (renders). Flip the DREAM ⇄ ASLI switch to compare against the current condition of the building.

Lantai 1 · CafeFloor 1 · Cafe

Lantai 2 · HQ & LoungeFloor 2 · HQ & Lounge

Lantai 3 · Co-workingFloor 3 · Co-working

TampilanView

DREAM

Treat A Cup — Healthy Bar & seating (L1)Treat A Cup — Healthy Bar & seating (L1)

Fasad kaca & storefront ke main roadGlass facade & storefront onto the main road

L1 — Cafe / Healthy Bar. Bar travertine, cold-display jus/whey, rak tanaman, komunal table. Daya 33kVA sanggup menopang dapur, chiller, & pencahayaan penuh tanpa upgrade.L1 — Cafe / Healthy Bar. Travertine bar, cold-display for juice/whey, plant shelving, a communal table. The 33kVA supply powers the kitchen, chillers & full lighting with no upgrade.

Lounge & meeting room + tangga (L2)Lounge & meeting room + stairs (L2)

Koridor HQ, pantry & ruang rapatHQ corridor, pantry & meeting room

L3 — Kantor Pusat. Ruang tim, meeting room kaca, pantry & lounge — “better work, better you, better world”. Menempatkan HQ di atas flagship memperkuat budaya & retensi lokasi.L3 — Head Office. Team space, glass meeting room, pantry & lounge — “better work, better you, better world”. Placing HQ above the flagship strengthens culture & location retention.

Open desk co-working + pantry (L3)Open-desk co-working + pantry (L3)

Meja kerja, partisi hijau & cerminWork desks, green partitions & mirror

Area kerja luas + coffee cornerSpacious work area + coffee corner

L2 — Co-working. Hot-desk & private nook untuk segmen work-from-cafe: karyawan HiFive (sebelah), tamu hotel, komuter stasiun, orang tua BPK Penabur menunggu jemputan.L2 — Co-working. Hot-desks & private nooks for the work-from-cafe segment: HiFive staff (next door), hotel guests, station commuters, BPK Penabur parents on pick-up.

LokasiLocation

Jl. Pasir Kaliki 161A duduk di salah satu arteri utama Bandung — dikelilingi mal, rumah sakit, sport centre, hotel, sekolah, dan stasiun. Magnet lalu-lintas orang yang jarang dimiliki lokasi cafe biasa.Jl. Pasir Kaliki 161A sits on one of Bandung’s main arteries — surrounded by a mall, hospitals, a sport centre, hotels, a school, and the station. A footfall magnet most ordinary cafe sites never get.

🛍️

23 Paskal Shopping Center23 Paskal Shopping Center

Mal & food hub, Jl. Pasir Kaliki 25–27. Ribuan pengunjung/hari + pekerja retail & kantor.Mall & food hub, Jl. Pasir Kaliki 25–27. Thousands of visitors/day + retail & office workers.

Beberapa menitA few minutes

🚉

Stasiun BandungBandung Station

Pintu selatan sangat dekat — arus komuter & wisatawan tiap hari.South entrance very close — daily commuter & tourist flow.

±650 m · 4 mnt±650 m · 4 min

🏥

Melinda Hospital — Jl. PajajaranMelinda Hospital — Jl. Pajajaran

Rumah sakit + sport centre besar di dekatnya: staf medis, pasien, komunitas olahraga (match “healthy”).Hospital + a large sport centre nearby: medical staff, patients, a fitness community (a “healthy” match).

DekatNearby

🏥

RS SantosaSantosa Hospital

Rumah sakit besar — staf, keluarga pasien, pengunjung sepanjang hari.Large hospital — staff, patient families, visitors all day.

±7 mnt jalan±7 min walk

🏨

Klaster Hotel PaskalPaskal Hotel Cluster

YELLO Paskal, Geary, dll — tamu bisnis & wisata butuh kopi + ruang kerja.YELLO Paskal, Geary, etc — business & leisure guests needing coffee + workspace.

Radius dekatClose radius

🏬

Pasar Baru Trade CenterPasar Baru Trade Center

Pusat grosir tekstil, salah satu destinasi belanja tersibuk Bandung.Textile wholesale hub, one of Bandung’s busiest shopping destinations.

±1,4 km±1.4 km

Sumber jarak/amenitas: listing & peta area Pasir Kaliki–Paskal (Trip, Moovit, Brighton, penginapan.net) + input lapangan Ray.Distance/amenity sources: Pasir Kaliki–Paskal listings & maps (Trip, Moovit, Brighton, penginapan.net) + Ray’s on-the-ground input.

Harga & PasarRent & Market

Koridor Paskal–Pasir Kaliki adalah salah satu yang termahal di Bandung. Ruko prime tembus Rp650 jt/th. Dengan Rp350 jt/th untuk 392,8 m² + 33kVA, aset ini justru di bawah harga prime — nilai yang jarang.The Paskal–Pasir Kaliki corridor is one of the most expensive in Bandung. Prime shophouses reach Rp650M/yr. At Rp350M/yr for 392.8 m² + 33kVA, this asset sits below prime pricing — rare value.

Perbandingan Sewa Ruko — Area Paskal / Pasir KalikiShophouse Rent Comparison — Paskal / Pasir Kaliki

Paskal Hyper Square (grande)Paskal Hyper Square (grande) · 220 m², 2 lt220 m², 2 flRp650 jt/th

Ruko main road Pasir KalikiMain-road shophouse, Pasir Kaliki · negonegotiableRp400 jt/th

ASET INI — Pasir Kaliki 161ATHIS ASSET — Pasir Kaliki 161A · 392,8 m², 3 lt, 33kVA392.8 m², 3 fl, 33kVARp350 jt/th

Ruko Pasir KalikiPasir Kaliki shophouse · ±183 m²±183 m²Rp300 jt/th

Ruko Pasir Kaliki (3 lt)Pasir Kaliki shophouse (3 fl) · 225 m², nego225 m², negoRp220 jt/th

±Rp891 rb

/m²/tahun — aset ini/m²/year — this asset

Paling efisien: Paskal grande ±Rp2,95 jt/m², ruko 183m² ±Rp1,64 jt/m².Most efficient: Paskal grande ±Rp2.95M/m², the 183m² shophouse ±Rp1.64M/m².

3 Lantai

Fungsi terpisah rapiCleanly separated functions

Cafe, co-working, HQ tanpa sewa 3 tempat berbeda.Cafe, co-working, HQ without renting 3 separate sites.

33 kVA

Nilai tersembunyiHidden value

Upgrade daya ke 33kVA bisa makan puluhan juta + waktu — di sini sudah tersedia.A 33kVA power upgrade can cost tens of millions + time — here it’s already in place.

Angka pembanding: listing Rumah123, 99.co, Lamudi (Paskal/Pasir Kaliki), Juli 2026. Harga dapat dinego; anggap indikatif.Comparison figures: Rumah123, 99.co, Lamudi listings (Paskal/Pasir Kaliki), July 2026. Prices negotiable; treat as indicative.

TetanggaNeighbors

Yang membuat lokasi ini istimewa: sumber pelanggan menempel langsung di sekitarnya, sementara pesaing cafe+coworking premium justru belum padat tepat di Pasir Kaliki.What makes this location special: customer sources are attached right around it, while premium cafe+coworking rivals are not yet dense on Pasir Kaliki itself.

✓ Klien Potensial (menempel)✓ Potential Clients (adjacent)

Gedung SebelahNext Building

HiFive Tax Consulting — cabang BandungHiFive Tax Consulting — Bandung branch

Kantor profesional tepat di bangunan sebelah. Staf, klien, & lonjakan musim pajak = permintaan kopi, meeting, & co-working setiap hari kerja.A professional office right in the next building. Staff, clients & tax-season surges = daily demand for coffee, meetings & co-working.

±100 m±100 m

BPK Penabur (SMAK) — Pasir Kaliki 157BPK Penabur (SMAK) — Pasir Kaliki 157

Kompleks sekolah favorit persis di ruas yang sama. Orang tua penjemput, guru, & siswa = arus keluarga & jam sibuk sore yang stabil.A well-loved school on the same stretch. Parents on pick-up, teachers & students = steady family flow & a reliable afternoon peak.

Jl. PajajaranJl. Pajajaran

Melinda Hospital + Sport CentreMelinda Hospital + Sport Centre

Staf medis & pasien + komunitas olahraga. Cocok sempurna dengan positioning “Healthy Bar / Good Ingredients, Better You”.Medical staff & patients + a fitness community. A perfect fit for the “Healthy Bar / Good Ingredients, Better You” positioning.

Radius dekatClose radius

Paskal, RS Santosa, Hotel, StasiunPaskal, Santosa Hospital, Hotels, Station

Pekerja 23 Paskal, keluarga pasien RS Santosa, tamu hotel bisnis, & komuter stasiun — kolam pelanggan walk-in raksasa.23 Paskal workers, Santosa patient families, business hotel guests & station commuters — a huge walk-in customer pool.

⚔ Kompetitor⚔ Competitors

Co-workingCo-working

Bobobox (Cipaganti), Co&Co, Ci.Hub, EduplexBobobox (Cipaganti), Co&Co, Ci.Hub, Eduplex

Pemain co-working mapan, tapi mayoritas jauh dari Pasir Kaliki & tanpa brand F&B sehat. Diferensiasi Jawara: cafe + kerja + brand kuat jadi satu.Established co-working players, but mostly far from Pasir Kaliki & without a healthy F&B brand. Jawara’s edge: cafe + work + strong brand in one.

Cafe SehatHealthy Cafe

Kompetitor healthy F&B & kopi lokalHealthy F&B & local coffee rivals

Persaingan minuman sehat/kopi ada, namun Treat A Cup punya 150+ menu & ekuitas brand yang sudah teruji di mal.Healthy-drink/coffee competition exists, but Treat A Cup has 150+ menu items & brand equity already proven in malls.

InternalInternal

Gerai Treat A Cup lain (TSM, D’Botanica)Other Treat A Cup outlets (TSM, D’Botanica)

Risiko kanibalisasi ringan; dimitigasi karena catchment Pasir Kaliki berbeda (sekolah + RS + kantor + stasiun).Mild cannibalisation risk; mitigated because the Pasir Kaliki catchment is different (school + hospital + offices + station).

PeluangOpportunity

Gap positioningPositioning gap

Sedikit cafe + co-working premium tepat di Pasir Kaliki → ruang untuk jadi “kantor kedua” kawasan ini.Few premium cafe + co-working spots right on Pasir Kaliki → room to become the area’s “second office”.

Kenapa SewaWhy Rent

Pro-poin yang selaras dengan jejak & ambisi Jawara Rasa Sejati Group — argumen yang bisa dibawa ke board.Pro-points aligned with Jawara Rasa Sejati Group’s track record & ambition — arguments to bring to the board.

Daya 33.000 VA — kendala terbesar F&B sudah beres33,000 VA power — the biggest F&B hurdle is solved

Dapur komersial penuh, chiller, AC, & beban IT co-working jalan tanpa upgrade PLN. Ini menghapus risiko teknis utama ruko untuk cafe.A full commercial kitchen, chillers, AC & co-working IT load run with no PLN upgrade. This removes the main technical risk of a shophouse cafe.

392,8 m² / 3 lantai — pas untuk model multi-fungsi392.8 m² / 3 floors — ideal for the multi-purpose model

Cafe (L1) + Co-working (L3) + HQ (L2) dalam satu atap. Efisien, memperkuat budaya, jauh lebih murah dari menyewa 3 tempat.Cafe (L1) + Co-working (L3) + HQ (L2) under one roof. Efficient, culture-building, far cheaper than renting 3 sites.

Lokasi CBD main road = etalase brandMain-road CBD location = brand showcase

Dekat Paskal & Stasiun, visibilitas tinggi — sejalan pola penempatan high-traffic mereka (TSM, D’Botanica). HQ jadi landmark, bukan sekadar kantor.Near Paskal & the station, high visibility — in line with their high-traffic placement pattern (TSM, D’Botanica). The HQ becomes a landmark, not just an office.

Captive demand menempelCaptive demand attached

HiFive (sebelah), BPK Penabur (157), Melinda + sport centre, RS Santosa, hotel, stasiun — persis segmen WFC / profesional / keluarga / health-conscious mereka.HiFive (next door), BPK Penabur (157), Melinda + sport centre, Santosa Hospital, hotels, station — their exact WFC / professional / family / health-conscious segments.

Harga di bawah prime PaskalPriced below prime Paskal

Rp350 jt/th vs Rp400–650 jt/th ruko prime sekitar. Efisiensi biaya langsung memproteksi margin — nilai kuat untuk keputusan board.Rp350M/yr vs Rp400–650M/yr for nearby prime shophouses. Direct cost efficiency protects margin — a strong point for the board.

Interior semi-siap — capex & waktu lebih hematSemi-ready interior — saves capex & time

Tangga, panel kayu, lantai, fasad kaca sudah ada. Fit-out lebih cepat, brand bisa cepat tayang.Stairs, timber panels, flooring, glass facade already in place. Faster fit-out, quicker brand launch.

Exposure positif & narasi scale-upPositive exposure & a scale-up narrative

Konsolidasi HQ + flagship di jantung Bandung memperkuat cerita ekspansi (5 gerai 2025) & kredibilitas ke mitra/investor.Consolidating HQ + flagship in central Bandung strengthens the expansion story (5 outlets in 2025) & credibility with partners/investors.

Sinergi “Healthy” dengan lingkungan“Healthy” synergy with the surroundings

Berdampingan dengan rumah sakit & sport centre menegaskan positioning “Good Ingredients, Better You” — konteks yang memperkuat pesan brand.Sitting beside a hospital & sport centre reinforces the “Good Ingredients, Better You” positioning — context that amplifies the brand message.

Catatan seimbangA balanced note

Yang tetap perlu diamankan.What still needs securing.

Parkir on-site terbatas (andalkan walk-in & parkir Paskal); pastikan izin usaha F&B + kantor & PBG sesuai; sepakati deposit + jaminan. Rincian ada di dokumen profil penyewa. Selebihnya, fundamental lokasi & teknis aset ini kuat.On-site parking is limited (lean on walk-ins & Paskal parking); ensure F&B + office permits & PBG are in order; agree a deposit + guarantee. Details are in the tenant profile document. Otherwise, this asset’s location & technical fundamentals are strong.

DREAM SPACEJAWARA RASA SEJATI GROUP