Santara Villas Ubud — master villa pool at golden hour

Owner-direct · Singakerta · Ubud · Bali

SANTARA VILLAS UBUD

A turnkey 7-villa boutique resort in the Penestanan art zone

$1,100,000 Phase 1 standalone $760,000  ·  Phase 2 standalone $340,000

One side of the complex is already alive — guests checking in via Booking, staff on rotation, the master villa's pool catching the late-afternoon light. The other side is three villas with shells, walls and roofs already up, waiting for finishing. A complete story in two acts.

Live financial calculator

Direct from developer · Co-broker 3% on closing · Serious enquiries

Three-number thesis

Land horizon. Equity gain. Speed.

  • 47 yrs Effective land horizon 27-year leasehold today plus a 20-year extension at fixed price, locked in akta sewa until ~2033 — rare in the Bali leasehold market.
  • $140,000 Phase 2 equity gain $340k purchase + $100k finishing → ~$580k comparable market value of 3 finished villas. Captured in ~3 months.
  • 3 months Time-to-operating Phase 2 finishing only. Compare: 12–18 months building from scratch in Ubud Yellow Zone.

Tucked into the Singakerta side of Ubud — the quieter art-and-wellness pocket south-west of the centre — Santara Villas is a boutique resort designed for the long-stay traveller: a 150 m² master villa with two bedrooms and a private pool, three 100 m² townhouses with one bedroom, a study and a private pool each, and a generous garden surround. Five minutes by scooter to Monkey Forest, seven minutes to Yoga Barn, walking distance to Penestanan's galleries and rice-paddy paths. The land is leasehold for 47 effective years, the licences are issued, the team is in place. What's left to decide is which of two routes a buyer takes.

Master villa pool at golden hour
Master villa façade
Dining area, panoramic view
Master bedroom suite
Living room
Pool and tropical garden

Two ways to enter

Phase 1 standalone  ·  Phase 2 standalone

The complex can be acquired together at $1,100,000, or as two separately negotiable bundles. Different buyer profiles, different math, different timeline.

Phase 1 standalone · 4 villas operating

USD 760,000

Buyer profile: yield-seeker / passive holder. Wants cash-flowing real estate without construction risk — the complex already runs.

  • 4 villas turnkey: master 150 m² + 3 townhouses 100 m², all with private pools
  • Active Booking.com listing, on-site staff, management company in place
  • Floor (long-term lease): $84,000 NOI/yr → cap rate 11.0% on $760k
  • STR upside: typically $50–110k NOI/yr depending on operations
  • Closes 60–90 days · standard assignment of leasehold

Phase 2 standalone · 3 villas to finish

USD 340,000

Buyer profile: active operator. $100k of finishing CAPEX in 3 months gives 3 villas worth ~$580k — equity gain plus operating yield, plus three exit routes.

  • 3 villas with concrete structures, walls, roofs done: 1× 150 m² + 2× 85 m²
  • Total invested: $340,000 + $100,000 finishing = $440,000 all-in
  • Time to operating: ~3 months
  • Comparable finished value: ~$580,000+ → equity gain ~$140,000
  • Operating Year 2 NOI: typically $30–60k/yr · cap rate 7–14% on $440k

Three exit paths after Phase 2 finishing

Sell, hold, or operate the full 7-villa resort.

Path A · Sell finished

Quick equity exit

Sell the 3 finished villas at market comparables (~$580k) — exit ~$140,000 of equity gain in <6 months. Construction risk transferred, finishing risk priced and resolved.

Path B · Hold & rent

Compound the yield

Operate the 3 villas as STR. Year 2 NOI typically $30–60k/yr → cap 7–14% on $440k all-in. Build review history, brand and direct-booking funnel — exit later at higher multiple.

Path C · Operate all 7

Run the full complex

Recombine with Phase 1 — operate 7 villas as one boutique resort. Combined NOI scales with shared fixed costs, GOP margin lifts, brand consolidates. Exit value >$1.4M with stabilised operations.

Long-term projection · full complex operating

Cumulative NOI over the 27-year leasehold horizon

Combined NOI projection — Phase 1 + Phase 2 operating, 4% annual revenue growth (illustrative)
YearCombined NOI / yrCumulative NOI
Year 1~$120,000$120,000
Year 3~$130,000$378,000
Year 5~$140,000$663,000
Year 10~$170,000$1,500,000
Year 27 (full leasehold)~$330,000~$5,500,000

At 4% annual growth, cumulative operating profit over the 27-year leasehold reaches roughly 5× the $1.1M acquisition cost — before considering exit value or the 20-year fixed-price extension option. Live calculator at /finmodel — set your own assumptions.

Macro context · Bali Q1 2026

Why this asset, why now.

  • Bali foreign arrivals 2025: 6,948,754 (+9.7% YoY) per BPS Bali. Q1 2026 = highest Q1 in four years.
  • Ubud is the protected segment within Bali — wellness/culture niche largely insulated from supply overshoot in Canggu / Bukit / Pererenan.
  • September 2025 Koster moratorium on new construction in agricultural zones tightens supply and lifts the value of legal existing stock.
  • 31 March 2026 OTA compliance wall — mandatory NIB + license verification removes non-compliant inventory from the market.
  • North Bali Airport (Buleleng) — National Strategic Project, groundbreaking 2026, runway 2027–2028.
  • E33G remote-worker visa (April 2024+, USD 60k income floor) institutionalises long-stay villa-with-pool demand.
  • Comparable transaction: 7BR turnkey villa, Ubud Yellow Zone, listed at $1,370,000 (FazWaz Q2 2026).

Disclosable risks

Honest mitigations for due diligence.

RiskMitigation
KBLI classification (Pondok Wisata vs Hotel Melati)Buyer plans migration to PT PMA + Hotel Melati post-closing — typical 6–8 weeks, $5–10k legal/admin.
Booking.com listing operationally transferable, not legally transferableOperational know-how, staff, SOPs, supplier relationships transfer as going concern. Listing rebuilds rating in 60–90 days, or is preserved via share-deal structure.
Lease extension price-lock expires ~2033, post-2033 at market rateBuyer recommended to negotiate registered amendment with all landowner heirs on the deed, or pre-pay extension in Year 1.

Next step — direct line to the developer

Site visit (live or video) within 7 days · LOI within 14 days · closing 60–90 days. Trailing financials, full Investment Memorandum, akta sewa, license scans, KBLI determination and the editable Excel model — all available under standard mutual NDA.

Owner-direct via agency Revni · Co-broker 3% on closing for introducing real-estate partners.