Lowyat.NET: Latest topics by WaterBuffalo

Your condo/apt got implement CTOS blacklist?

WaterBuffalo — Thu, 09 Apr 2026 18:57:22 +0800

My condo want implement. Got notice liao. If owe 3k and above names will be submitted to CTOS.

I think good also prevent ppl from defaulting on maintenance fee.

Your condo got or not? Did the defaulter list go down?

What brand mandarin orange good to give as gift?

WaterBuffalo — Tue, 27 Jan 2026 11:44:31 +0800

Diskas. Budget +- RM60 a box

Where to see and buy safety razor in KL?

WaterBuffalo — Mon, 15 Dec 2025 20:14:07 +0800

Wanna transition from cartridge razor to safety razor. Any place in KL you guys recommend? Wanna see and get a feel of the safety razor before buying.

Thanks.

What brand of plain white T-shirt /k like to wear?

WaterBuffalo — Sat, 18 Oct 2025 21:57:45 +0800

Discuss.

Inb4 cap pagoda

Which portable handheld vacuum good ah?

WaterBuffalo — Tue, 15 Jul 2025 16:05:51 +0800

Sorry no poll, wanna see uoll suggestion.

Looking for a handheld portable vacuum. HOTO 15000pa 4-in-1 good or not?

Thanks.

Grab driver use left foot for braking

WaterBuffalo — Fri, 27 Jun 2025 11:50:15 +0800

Should I tell him it is not recommended to use left foot for braking? Takut later I kena tiao pulak.

Sape here left foot for braking also?

[Solved]UK ETA vs AU ETA which one harder to get?

WaterBuffalo — Wed, 21 May 2025 18:21:49 +0800

Per topic.

Solved: UK ETA easier. Pay and approved within in 1 min. USD 22.21 per application.

Cost to start and operate a boutique hotel in KL

WaterBuffalo — Sat, 05 Apr 2025 21:37:59 +0800

Model: o1

Prompt:
How much does it cost to start a boutique hotel in Kuala Lumpur? Assumptions are as follows: leasing an old office building, capped to 80 rooms, each room is about 25 sqm with its own bathroom, has a hip cafe and a restaurant, no swimming pool, has a basic gym room, self-service laundry facility and a small co-working space that can fit 20 people. The theme of the boutique hotel is chic-modern.

TL;DR: MYR 10 million – MYR 20 million

Detailed Response:

» Click to show Spoiler - click again to hide... «

CODE

Below is a very rough ballpark estimate of what it might cost to lease and convert an existing office building into an 80-room boutique hotel in Kuala Lumpur, given the assumptions you listed (rooms ~25 sqm each with attached bathrooms, a small gym, self-service laundry, a café, a restaurant, and a small co-working space). Of course, real costs depend heavily on the building’s condition, location, design complexity, and current market conditions, so treat these figures only as indicative.

1. Building Lease
Monthly Lease
The monthly rent for an older office building in a secondary or less prime area of Kuala Lumpur can range widely. You might see anything from MYR 50,000 to MYR 100,000 (or more) per month, depending on location, size, and building condition.

Lease Deposit
Many landlords in Malaysia request anywhere from 3 to 6 months of rent as deposit (plus utilities deposit).

Indicative Range:

Monthly lease: MYR 50k – MYR 100k/month (or more in prime areas)

Deposit: 3–6 months of rent

2. Renovation & Fit-Out
Converting office space into 80 guestrooms (each ~25 sqm plus bathroom) plus public areas (café, restaurant, gym, co-working space, etc.) is the biggest cost component. For a “chic-modern” boutique style, you’ll spend more on design details, custom finishes, and unique furniture than you would for a budget hotel.

Major renovation considerations include:

Partitioning and creation of 80 ensuite bathrooms (plumbing, water heating, waterproofing, tiling)

M&E (mechanical & electrical) upgrades for lighting, ventilation, air conditioning, additional water requirements, etc.

Interior fit-out (floors, walls, ceilings)

Common areas (lobby, corridors, café/restaurant, gym, laundry room, co-working area)

Fire safety systems (sprinkler systems, alarms, etc.)

Acoustic insulation between rooms (often important for boutique hotels)

A broad way to estimate is using a per-key (per room) cost for renovation plus a rough figure for common areas. For a boutique property in KL, costs can range anywhere from about MYR 80,000 up to MYR 150,000 (or more) per guestroom, inclusive of the bathroom and average share of common areas. Higher-end finishes can push costs well beyond that.

Indicative Range for 80 Keys

Low- to Mid-range Fit-Out: ~MYR 80k/room x 80 rooms = MYR 6.4 million

Mid- to High-range Fit-Out: ~MYR 120k/room x 80 rooms = MYR 9.6 million

High-End Chic: ~MYR 150k/room x 80 rooms = MYR 12 million

Common/public areas (café, restaurant, gym, laundry, co-working) can add a significant lump sum on top—depending on how large or elaborate, anywhere from MYR 1 million to MYR 4 million extra.

3. Furniture, Fixtures & Equipment (FF&E)
Boutique hotels often emphasize furniture, decor, and lighting to create a “wow” factor. FF&E generally includes:

Bedroom furnishings (beds, mattresses, bedside tables, desks, etc.)

TVs, mini fridges, in-room safes

Lobby and café furniture, co-working desks/chairs, gym equipment, etc.

Kitchen equipment for the restaurant (which can be costly if building a substantial commercial kitchen)

For a nicely appointed, modern-chic style, you might allocate anywhere from MYR 20,000 to MYR 40,000 per room (including the room’s share of common-area furnishings). That would be roughly MYR 1.6 million – MYR 3.2 million total for the rooms, plus more for the restaurant’s back-of-house equipment.

4. Professional & Compliance Fees
Architect & Interior Designer fees: Typically 5%–10% of construction cost (potentially more for a highly customized boutique concept).

Consultants & Engineers (structural, M&E, fire safety, etc.).

Licenses & Permits (hotel license, F&B license, etc.).

For the scale of an 80-room hotel, professional fees might add 10%–15% on top of your renovation budget.

5. Pre-Opening & Soft Costs
Branding and marketing (website, booking engine setup, photography, etc.)

Staff recruitment and training

Initial operating stock (linens, towels, consumables, cleaning equipment, etc.)

IT systems (hotel management software, POS systems for the café/restaurant, door lock systems)

A safe figure for pre-opening and soft costs is typically in the range of 10%–15% of your overall development budget.

6. Contingency
Most hospitality projects add at least 10% on top of the total project cost as a contingency to handle unforeseen expenses (e.g., structural issues in older buildings, M&E surprises, or design changes mid-project).

Putting It All Together
Below is a simplified example if you aim for a mid-range boutique concept:

Lease Deposit & Initial Rent

~MYR 300k – MYR 600k upfront (depending on monthly rent and deposit)

Renovation + Basic Fit-Out (80 rooms + public areas)

~MYR 8 million – MYR 12 million (assuming MYR 100k–150k/room average with shared spaces)

FF&E

~MYR 2 million – MYR 3.5 million

Professional Fees & Compliance (~10%–15% of reno/FF&E)

~MYR 1 million – MYR 2.3 million

Pre-opening, Soft Costs, and Contingency (~15%–20% of total)

~MYR 1.5 million – MYR 3 million

Indicative Grand Total:
[B]MYR 10 million – MYR 20 million[/B]

Some developers manage to trim that if the building already meets many hotel-friendly specs, or if the finish is more basic. On the flip side, costs can balloon if the design is very high-end or the building requires extensive structural changes.

Key Takeaways
Range: A typical chic-modern conversion for an 80-room hotel in KL might land somewhere between MYR 10 million and MYR 20 million total upfront, not including ongoing monthly lease costs.

Renovation & Fit-Out is by far the largest investment category—especially because you’re converting office space to rooms with ensuite bathrooms.

Location & Building Condition: Costs vary greatly depending on (a) how old or run-down the building is (b) whether major structural work is needed (c) the building’s compliance with fire & safety codes for hospitality.

Design & Branding: A true boutique brand invests more in unique design, custom furniture, and thoughtful finishes—raising per-room fit-out costs compared to budget or mid-scale hotels.

Expect Overruns: In older buildings, unexpected mechanical and structural upgrades often pop up, so keeping a healthy contingency is crucial.

Final Thought
Starting a boutique hotel is not just about the build cost but also your operating costs, ongoing lease obligations, and competitive positioning. Kuala Lumpur is a competitive hotel market, so factor in robust marketing, a unique guest experience, and possibly professional hotel management to ensure viability once you open your doors.

Follow-up prompt:
What is the estimated operating expenditure (per month) for this boutique hotel?

TL;DR: MYR 250,000 to MYR 450,000+

Detailed Response:

» Click to show Spoiler - click again to hide... «

CODE

Below is a broad, indicative breakdown of the main monthly operating cost categories for an 80-room boutique hotel in Kuala Lumpur, following the assumptions you provided (leased older building, café and restaurant on-site, small gym, co-working space, etc.). All figures are rough estimates only—actual costs can vary significantly based on location, staffing model, utility rates, and how “premium” the services and amenities are.

1. Lease / Rental
Monthly Lease: MYR 50,000 – MYR 100,000+

Depends heavily on location and building condition.

2. Staffing & Payroll
For an 80-room boutique property with a café/restaurant, you might employ anywhere from 25–40 staff (front desk, housekeeping, F&B, kitchen, maintenance, management, etc.). Monthly payroll costs will depend on salary levels and benefits.

Staff Salaries & Benefits: MYR 70,000 – MYR 120,000+ per month

(If the hotel aims for very high service standards or a strong F&B operation with more chefs, you could see higher payroll costs.)

3. Utilities & Services
This includes electricity (air-conditioning, lighting, ventilation), water (showers, laundry, kitchen), cooking gas (if applicable for the restaurant), plus services like internet and phone lines.

Utilities: MYR 30,000 – MYR 50,000+ per month

Hotels with higher occupancy, more powerful air-conditioning systems, or large F&B operations could see bigger bills.

4. Food & Beverage (Cost of Goods)
If you operate a café and a restaurant, you’ll have recurring costs for kitchen supplies, ingredients, beverages, etc. The monthly outlay varies based on sales volume (i.e., how many covers you serve) and menu type. Since this is a “cost” category, it doesn’t factor in F&B revenue offsets.

F&B Inventory & Supplies: MYR 50,000 – MYR 80,000+ per month

If you serve a large number of external guests or have a popular restaurant, this line item goes up (but so does F&B revenue).

5. Maintenance & Housekeeping Supplies
Maintenance & Repairs: MYR 10,000 – MYR 20,000 per month

Routine fixes, servicing of air-conditioning, plumbing, electrical, etc.

Housekeeping Supplies: MYR 5,000 – MYR 10,000 per month

Detergents, cleaning agents, linens replacement, toiletries, etc.

(Older buildings often have higher ongoing maintenance costs, so keep a buffer.)

6. Marketing & Administrative Overheads
Marketing & Advertising: MYR 10,000 – MYR 30,000 per month

Includes online marketing, promotional campaigns, social media, PR, etc.

Administrative & Office Costs: MYR 5,000 – MYR 10,000 per month

Office supplies, accounting, subscriptions (hotel management software, POS systems), etc.

Insurance & Licensing: MYR 5,000 – MYR 15,000 per month

General liability insurance, fire insurance, hotel license fees, F&B license fees, etc.

7. Miscellaneous & Contingencies
Even with the above categories, unforeseen expenses pop up: extra marketing pushes, special events, equipment breakdowns, staff training programs, etc. It’s wise to set aside some contingency.

Misc. & Contingency: ~MYR 10,000 – MYR 20,000 per month

Putting It All Together
If we sum up the lower to upper ranges, a rough overall monthly operating expenditure might look like:

| [b]Category[/b][/b] | [b]Low (MYR)[/b] | [b]High (MYR)[/b] |
| [b]Lease / Rental[/b][/b] | [b]50,000[/b] | [b]100,000+[/b] |
| [b]Staffing & Payroll[/b][/b] | [b]70,000[/b] | [b]120,000+[/b] |
| [b]Utilities[/b][/b] | [b]30,000[/b] | [b]50,000+[/b] |
| [b]F&B (Cost of Goods)[/b][/b] | [b]50,000[/b] | [b]80,000+[/b] |
| [b]Maintenance & Housekeeping[/b][/b] | [b]15,000[/b] | [b]30,000[/b] |
| [b]Marketing & Admin[/b][/b] | [b]20,000[/b] | [b]50,000[/b] |
| [b]Misc. & Contingency[/b][/b] | [b]10,000[/b] | [b]20,000[/b] |
| [b]Total (Rounded)[/b][/b] | [b]245,000[/b] | [b]450,000+[/b] |

Thus, on a monthly basis, you might be looking at [B]MYR 250,000 to MYR 450,000+[/B] in operating expenses for an 80-room boutique hotel in Kuala Lumpur. Some hoteliers might manage efficiencies and land at the lower end, while those in prime locations with higher-end services (and correspondingly higher payroll and lease) could easily exceed MYR 500,000 per month.

Key Points to Remember
Occupancy & Scale: Many costs (e.g., utilities, F&B) scale up with higher occupancy (more guests using air-con, more laundry, more meals served).

Payroll & Lease: These two line items usually form the bulk of a boutique hotel’s monthly overhead.

Location Matters: Lease rates, local competition, and demand for F&B can vary significantly by neighborhood in KL.

Older Building Premium: Expect higher maintenance and repair costs than you might have in a newly built structure.

Revenue Offsets: F&B expenditures often come with their own revenue stream, and higher occupancy drives greater room revenue. The true net operating cost will be partially offset by these income sources.

Overall, budgeting at least MYR 250,000–400,000/month for core operating costs is prudent, with actual spending climbing higher if you’re in a prime area or emphasizing a premium guest experience.

Bonus. ChatGPT’s vision for the chic-modern hotel room.

Con Mum on Netflix

WaterBuffalo — Tue, 01 Apr 2025 13:14:12 +0800

Nice documentary to watch on a lazy weekday holiday afternoon.

https://www.netflix.com/title/81708174

TL;DR version

» Click to show Spoiler - click again to hide... «

Direct drink under sink water purifier

WaterBuffalo — Sun, 20 Oct 2024 19:17:44 +0800

Hey guys, I’m looking for direct drink under the sink water purifier. Budget about RM1,000 max. No need for hot or cold, prefer easily replaceable / serviceable filter. Any recommendations?

Thanks!

Berjaya Times Square to Guangzhou by bus

WaterBuffalo — Wed, 02 Oct 2024 20:44:43 +0800

[fb]https://www.facebook.com/share/p/mbGXLiYf3GJWy3Aa[/fb]
Link if embed fail https://www.facebook.com/share/p/mbGXLiYf3G...mibextid=K35XfP

Uoll got dare to try?

Oldfegs uoll got remember this dikir barat on tv?

WaterBuffalo — Wed, 25 Sep 2024 06:15:12 +0800

QUOTE

In the early 90s, the national public broadcaster of Malaysia, headquartered in Angkasapuri, Kuala Lumpur, recorded a traditional dikir barat performance about AIDS and dengue. This iconic performance would be played multiple times daily on TV, introducing dikir barat to a new generation of urban Malaysians.

The chorus translates to, “AIDS is dangerous, and Aedes is a threat to mankind”.

The rest of the lyrics cover ways to prevent AIDS and dengue, including a line that translates to, “don’t poke there, don’t poke here. A wrong poke and the AIDS virus is waiting”.

[ig]C93xcwnq_O2[/ig]

Car accessories and restoran can win MINDEF tender

WaterBuffalo — Wed, 24 Jul 2024 22:22:03 +0800

From ES telegram. Car accessories shop and restaurant can win building cleaning and waste management tender worth RM 1 mil from MINDEF.

Franchise for PepperLunch in MY only RM120k

WaterBuffalo — Fri, 12 Jul 2024 20:39:05 +0800

[IG]C9SAyq5Serf[/IG]

Marrybrown - RM150,000
WEDRINK - free for now
LaundryBar - RM398,000
PepperLunch - RM120,000
ChaTraMue - License Fee RM100,000
NamHeong - RM80,000
O’ Briens - RM100,000
Jamaica Blue Coffee - RM50,000
Toast Maker - RM70,000
Bing Xue - RM8,000
MyLaksa - RM163,000
Butter Kaya - RM770,000 ???
Vanilla Crepe - Below RM200,000
Taro Yuan - Free for a limited time only
Cheezuto - RM35,000 limited time only
Huo Long Malatang - RM100,000
Tea Garden - RM80,000
Cotti Coffee - RM220,000

Full link if embed fail https://www.instagram.com/reel/C9SAyq5Serf/...mh4YnI5OG41Znoz

Bacha kopi really that good ke?

WaterBuffalo — Thu, 11 Jul 2024 20:28:10 +0800

I no try before. But I see many ppl like to buy when they fly back from SG. Really that good or they sui yu?

1.6 to 1.8M to franchise for Q Bistro!

WaterBuffalo — Sun, 02 Jun 2024 08:49:40 +0800

[fb]https://www.facebook.com/share/r/VXCFBgifndGDfC7b/?mibextid=0VwfS7[/fb]

Link if embed don’t work https://www.facebook.com/share/r/VXCFBgifnd...mibextid=0VwfS7

Q Bistro - RM1,300,000 to RM1,600,000
Richiamo Coffee - RM325,000
Happy Potato - RM150,000
Old Town Express - < RM300,000
Kopi Saigon - RM53,000
Ayam Penyet Best - Kiosk RM20,000 Restaurant RM80,000
7-Ereben - RM282,000
Myeong Dong Topokki - Shoplot RM250,000 Shopping Mall RM300,000
Daily Fresh - RM180,000 to RM200,000
Tigacucuk - RM200,000
Liho Tea - RM300,000
Sangkaya - RM160,000

########## Bonus ##########

Tealive - RM250,000
Mixue - RM8,000
Gloria Jean's Coffee - RM300,000
Hot & Roll - RM100,000
Subway - RM600,000 to RM1,000,000
Gindaco - RM120,000
Secret Recipe - RM600,000
Boost Juice - RM65,000 (franchise fee)
Kumon - RM70,000
Q-Dees - RM100,000
Anytime Fitness - Capital RM1,200,000 Franchise Fee USD60,000
Winner’s Fried Jiken - RM5,000

Mekdi - initial cost
USD22,500 franchise fee
RM50,000 Interest security fee
RM250,000 pre opening expenses
RM2,500,000 to RM2,800,000 for kitchen equipment
RM1,000,000 to RM4,000,000 for renovation works depending on store type.

Mekdi - monthly cost
5% royalty out of monthly gross sales
19% to 20% rental - depending on store location and performance
5% marketing contribution out of restaurant gross sales

TMJ bodyguard wallap OKU Grab driver?

WaterBuffalo — Wed, 29 May 2024 08:50:49 +0800

From Edisi Siasat. TMJ bodyguard wallaped an OKU Grab Driver.

QUOTE

Assalamualaikum dan Salam Sejahtera

YDH Datuk KJSJ KL
YDH Timb. KJSJ (RO)
YDH Timb. KJSJ (SP)

*Makluman Awal Kes Kena Pukul*

*1) Butiran Repot:*

Brickfields rpt: 7047/24
Tarikh: 28/05/2024
Masa: 1300 hrs
Balai diambil: Balai Polis Travers, KL.

SIO: ASP Halijah ([redacted])
IO: Insp Hashimi ([redacted])

*2) Butiran Pengadu:*

Nama: [redacted]
No. Kpt: [redacted]
Umur: 46 tahun
Pekerjaan: Pemandu Grab
Alamat: [redacted]

*3) Lokasi Kejadian:*

Lobi Hotel Regis 6 Jalan Stesen Sentral 2 KL Sentral 50470 Kuala Lumpur.

*4) Fakta Kes:*

Pengadu merupakan 1/L Cina berumur 46 tahun bekerja sebagai pemandu grab. Pengadu juga merupakan seorang OKU bisu dan pekak.

Pada 28/05/2024 jam lebih kurang 1140 hrs pengadu telah mengambil 4 orang penumpang di Hotel St. Regis. Semasa pengadu sampai di tempat tersebut dan menunggu penumpang, terdapat rombongan Tunku Mahkota Johor yang bergerak keluar dari lobi hotel. Salah seorang daripada pengiring Tunku Mahkota Johor telah mengetuk cermin kereta hadapan untuk meminta pengadu bergerak dan telah menumbuk kepala pengadu supaya mengalihkan kereta pengadu.

*5. Butiran Suspek:*

5.1. 1/L yang merupakan Pegawai Peribadi Tunku Mahkota Johor

*6) Hasil Siasatan / Tindakan Awal:*

6.1. Tempat kejadian adalah di lobi Hotel Regis 6 Jalan Stesen Sentral 2 KL Sentral 50470 Kuala Lumpur.

6.2. Semakan mendapati rombongan VVIP tersebut merupakan rombongan yang membawa Tunku Mahkota Johor berangkat meninggalkan Hotel St. Regis.

6.3. Pegawai penyiasat telah minta EO balai untuk memberikan Pol 59 untuk pengadu mendapatkan rawatan di Hospital.

6.4. Pengadu telah mendapatkan rawatan awal di HKL dan disahkan mengalami 'soft tissue injury' oleh Dr Koshini Saundaraju, Jabatan Kecemasan & Trauma HKL.

6.5. Pegawai penyiasat bersama Detektif bertugas ke tempat kejadian untuk semakan rakaman CCTV hotel.

6.6. Rampasan telefon bimbit dan dascam kereta pengadu telah dibuat rampasan bagi membantu siasatan.

6.7. Siasatan lanjut diteruskan

Untuk makluman YDH Tuan.

Sekian, terima kasih.

Edited since news already published. But redacted PII info.

Throwback. Buying watch during MCO/PKP 3.0

WaterBuffalo — Sat, 13 Apr 2024 16:54:57 +0800

Found this pic when I was clearing old photos from my phone.

Pic was taken on Sept 2021 at Panerai boutique Pavilion BB when MCO 3.0 was in force. You don’t need an appointment to visit the boutique but name and temperature will be recorded. Mask are mandatory. Upon entry, you will be given a pair of disposable latex gloves to put on before you can try the watches on your wrist. No beverages were served. Was somewhat of an experience.

The watch exhibited was the Panerai Due 38mm with calendar apeture and seconds hand, with calf leather strap. Back then, this pieced was priced at a modest RM23,800, if I recalled correctly.

Anybody got good b4 deals using InDrive?

WaterBuffalo — Sat, 16 Mar 2024 06:54:31 +0800

So I’m reading this InDriver Community in Facebook. Most of the InDrive drivers complain:

1. Long distance low fare e.g. RM40 from KL to Genting
2. Drivers sapu any jobs even with ridiculously low fare set by riders
3. Riders started with good fare but other drivers go spoil market and bid lower fare to get the job

Anyone here actually gotten good deals with InDrive? Like RM40 go KLIA, etc? Come share experience.

Ma brekkie

WaterBuffalo — Sun, 18 Feb 2024 09:12:33 +0800