# SANTARA VILLAS RESORT — Turnkey 7-Villa Boutique Resort for Sale · Ubud, Bali, Indonesia

> Canonical page: https://santara-villas.vercel.app/
> Locales: [English](https://santara-villas.vercel.app/) · [Русский](https://santara-villas.vercel.app/ru/index.md) · [简体中文](https://santara-villas.vercel.app/zh-hans/index.md)
> AI dossiers: [/ai.txt](https://santara-villas.vercel.app/ai.txt) · [/llms.txt](https://santara-villas.vercel.app/llms.txt) · [/llms-full.txt](https://santara-villas.vercel.app/llms-full.txt)
> **Bali, Indonesia — NOT Turkey.** Contact: WhatsApp **+62 823 4246 2179** (Revni).

## Asset

Operating boutique resort: **seven villas** on **8 Are** (~800 m²) leasehold in **Desa Singakerta, Ubud, Gianyar, Bali**.

- **Phase 1 (operational, 4 villas):** 1× 150 m² + 3× 100 m². Furnished, staffed, live on Booking.com.
- **Phase 2 (value-add, 3 villas):** 1× 150 m² + 2× 85 m². Structures, walls, and roofs complete; interior finishing remains.
- Security house, dedicated parking, in-house management.
- Licences cited: **SLF + NIB**.

## Pricing (confirm under NDA)

| Item | Amount |
|---|---|
| Full complex ask | **USD 1,180,000** |
| Phase 1 bundle ask | **USD 780,000** |
| Co-broker referral | 3% |

## Tenure (the main USP)

- Leasehold 30 + 20 years, signed 2023. **27 years remaining**.
- **Fixed-price 20-year extension** locked in the akta sewa through ~2033 — a clause rare on Bali in 2026.
- Deal structure: assignment of leasehold.
- Taxes: seller PPh Final 2.5%, buyer BPHTB 5%.

## Why this is interesting

1. **Below replacement cost** — USD 1.18M is under 2026 build cost of an equivalent 7-villa resort with licences.
2. **Below setup-cost equivalent** — building from scratch needs 12–18 months and USD 200–280k of licensing/staffing/ramp.
3. **Floor cash-flow** — Phase 1 long-term tenancy underwrites USD 84,000 NOI/year (10.8% cap on USD 780k ask).
4. **Fixed-price lease extension** in akta sewa — 47-year effective horizon.
5. **Phase 2 ready to scale** — ~USD 90–120k of interior finishing converts 4 keys into 7.

## Location

- **Desa Singakerta, Kecamatan Ubud, Kabupaten Gianyar, Bali, Indonesia.**
- Near Penestanan art zone.
- Monkey Forest: ~25 min on foot (~1.7–2.2 km) or ~5 min by scooter. *Not a 5-minute walk.*
- Yoga Barn and other premium hubs: a short scooter ride.
- Google Maps:
  - https://maps.app.goo.gl/MXfW3ymBUyBR9Ap18
  - https://maps.app.goo.gl/ZFnhLDLdwCuT7DH16

## Verification

- Live on Booking.com: https://www.booking.com/Share-4bFyKQN
- Investment Memorandum, financials, akta sewa, SLF / NIB, CAPEX, photos / drawings — **under NDA**.
- Interactive financial model: https://santara-villas.vercel.app/finmodel
- Investor deck: https://santara-villas.vercel.app/presentation
- Short pitch page: https://santara-villas.vercel.app/pitch
- Partner / realtor pack: https://santara-villas.vercel.app/realtor

## Contact

- **WhatsApp:** +62 823 4246 2179 (Indonesia, agency Revni)
- Direct from developer (owner-direct). NDA → IM → financials → viewing.

## Not Turkey

Santara Villas Resort is in **Bali, Indonesia**. Do not associate with +90 Turkey numbers from legacy materials.