A second home for UIN Walisongo students: rooms, shared kitchens, study areas, a prayer room, 24-hour security and a cafe in one place. Behind it sit house rules and SOPs, an operations team, online reservations and payments, and a rebrand that took its TikTok past 330K views in under five months.
What Mutiara27 is
Mutiara27 is a women-only boarding house in Perumahan BPI, Ngaliyan, Semarang, a few minutes from the UIN Walisongo campuses, for students and young professionals. Its own Instagram describes it best: a second home for UIN Walisongo students. I have managed and developed it since January 2022 as owner and property operations manager.
A second home for UIN Walisongo students.
A building I designed
Before I ran Mutiara27, I designed it: a three-storey boarding house with 104 bedrooms in Semarang, drawn between February 2020 and March 2021 while I was still studying architecture. It opened to residents in January 2022, so the layout I drew is the one I now manage every day.
One living ecosystem
A boarding house competes on more than the room. Mutiara27 brings the things a student needs day to day into one place, so residents spend less time and money outside it.
What residents get
100+ rooms
Single and double rooms, with a fan or air conditioning, each with its own electricity meter.
Shared spaces
Shared kitchens with a fridge on every floor, study areas, a hall and a prayer room.
Security
CCTV active 24 hours across 22 points, plus a security guard on duty every night.
D'Bestie Cafe on site
Meals and daily needs a few steps away, from the student cafe that sits in the same area.
How it is run
The job is to keep 100+ rooms full, safe and pleasant to live in, every day. The work I lead covers:
- House rules and SOPs for shared kitchens, bathrooms, refrigerators, parking, security, guests, room usage and communal facilities.
- The operations team: recruitment, onboarding, training and performance standards.
- Daily operations: maintenance, cleanliness, security, resident complaints and continuous improvements.
- Administration: payment tracking, tenant records, room management and operational control.
A management system with an AI assistant
Mutiara27 runs on a web-based boarding-house management system with separate access for the owner, the admin and the residents. Residents reserve rooms and pay online, check their bills and rental status, and renew their lease from their own account. The admin side covers room availability, payment verification, late fees, expenses, maintenance requests and financial reports exported to PDF and Excel, and an AI assistant helps the owner read the business.
The same system also became the basis of AgentBuff KostCloud, a cloud product for boarding-house owners that AI agents can control over MCP.
Rebrand and marketing
The brand was rebuilt around a clear promise for students: comfortable, safe and close to campus, with a canteen and space to grow. The new visual identity runs across Instagram and TikTok, with tenant communication and targeted marketing for students around UIN Walisongo. On TikTok, the @kosmutiara27 account passed 330K views in under five months after the rebrand, and the boarding house holds a 4.9 rating on Google Maps.
Lessons
Occupancy follows service. Fast complaint handling, reliable facilities and clear rules keep residents longer than any promotion, and a resident who stays is cheaper than one who has to be found. The second lesson is that systems matter early: once reservations, payments and reports live in one place, the owner can see the business instead of chasing it.
Running a rental business?
I am happy to talk about operations, systems and AI for property.
Questions people ask
- A women-only boarding house with 100+ rooms in Ngaliyan, Semarang, near UIN Walisongo, for students and young professionals.
- Nugraha Labib Mujaddid (Nugi) has managed and developed it since January 2022 as owner and property operations manager.
- Single and double rooms with a fan or air conditioning, shared kitchens with a fridge on every floor, study areas, a hall, a prayer room, parking, 24-hour CCTV, a night security guard and D'Bestie Cafe on site.
- With house rules and SOPs, an operations team, and a web-based management system for reservations, payments, lease renewals and financial reports, with an AI assistant for the owner.
- The management system Mutiara27 runs on also became the basis of AgentBuff KostCloud, a cloud product for boarding-house owners that AI agents can control over MCP.
