Off-market · Direct from owner

Santara Villas
Ubud

A 7-villa boutique resort in Singakerta, Bali — leasehold, licensed, operational. Asking USD 1.18M, below replacement cost.

The asset, at a glance

Asking

$1.18M

Full complex · Phase 1 only $720k

Land

800 m²

8 Are leasehold · Yellow Zone

Villas

7 total

4 operational + 3 with shells

Tenure

27 yr remaining

+20 yr extension at fixed price

Licenses

SLF + NIB

Full operating permits

Operating

Booking.com

Active listing · on-site staff

Positioning & transparency

The ask is turnkey real estate with a rare fixed-price lease-extension clause — not a marketed “yield play” on today’s early-stage operations. Feb–2026 ramp revenue (~USD 1.5k / mo in the owner brief) reflects startup occupancy in a soft Bali STR window; it is not presented as stabilized NOI.

Detailed trailing statements, Booking extranet extracts, and projections are shared under NDA when diligence is active.
Scenario math for stress-testing ADR / occupancy lives in the companion web financial model — illustrative only.

Investment thesis

Below replacement
cost, with embedded upside

Bali boutique inventory below replacement cost is rare. This window closes as 2026/27 high-season volume returns.

Building 7 villas at this finish today: USD 1.0–1.3M (excl. land + licenses + operations)
Fixed-price 20-year lease extension — locked in akta sewa until ~2033
Phase 2: 3 villas with shells. USD 90–120k finishing → +70% revenue capacity
Premium location in Singakerta art zone — rare licensed inventory

Phase 1 · Master villa

150 m² · 2 large bedrooms · private pool

Floor-to-ceiling glass, two-storey teak finish, panoramic views over the surrounding tropical gardens. Operational, on Booking.com.

Master villa · interiors

150 m² · two bedrooms · private plunge pool

Phase 1 · 3 boutique townhouses

100 m² each
private pool, full kitchen

Three architecturally identical units in a single cluster. Each villa: master + secondary bedroom, golden-fitting bathroom, outdoor shower, LED-lit staircase, dining/living, full kitchen.

Currently active on Booking.com
Repeat-guest reviews and growing review base
On-site staff; operational continuity post-closing via agreed handover (not marketed as Booking account transfer)

Townhouses · 100 m²

Three units · cluster architecture · active on Booking

Phase 2 · Value-add upside

3 villas with
structures complete

Foundations, walls, and roofs are already built. Only interior finishing remaining.

1 × 150 m² + 2 × 85 m²
Estimated CAPEX to finish: USD 90–120k
Revenue capacity post-finishing: +70% (management sizing — not audited)
Operating leverage story: illustrative GOP band ~42% → 55–58% once 7 keys stabilize — diligence item
No foundation, structural, or zoning completion risk on interiors — DD on permits advised

Pricing & deal mechanics

Lot	Asking	Floor	What's included
Full complex	$1,180,000	$980,000	Phase 1 + Phase 2 · all assets · all licenses
Phase 1 only	$720,000	$680,000	4 operational villas + management setup
Phase 2 only	$400,000	$340,000	3 villas with shells, finishing remaining

Phase 2–only figures above mirror strategy memos / partial-sale scenarios (≈USD 400k ask · 340k floor). The published owner summary centres on full complex or Phase 1 bundle — split Phase 2 only proceeds if structure and leases support it post-DD.

Structure: Direct sale from owner via assignment of leasehold to buyer (individual or buyer PT). Seller PPh Final ~2.5%. Buyer-side transfer taxes verified with Bali PPAT/notary ahead of SPA. Co-broker 3% on closed deal. Escrow via licensed institutions — exact stack under counsel review.

Investment Memorandum
available under NDA

Under NDA: Booking extranet / bank-aligned trailing statements as available · multi-year projections · Phase 2 CAPEX detail · DD index. Operational launch is Feb 2026 — history is short by design.

Site visits with ~48 hrs notice coordinated with Anton (on-island counterpart). Companion illustrative web model for occupancy/ADR stress tests.

WhatsApp · +62 823 4246 2179 Current Booking.com listing Location · Google Maps Illustrative financial scenarios · web

PREPARED MAY 2026 · DIRECT SALE · NON-EXCLUSIVE · CO-BROKER 3%

Santara VillasUbud