Two phases, two routes — yield today, value creation tomorrow

A simple calculator for the Santara Villas Resort complex. Phase 1 already operates: 4 villas with cash-flow today. Phase 2 has 3 structural-complete villas — finish the interiors and you own a complex of 7 operating villas. Set the nightly rates and occupancy below — numbers update live.

Last reviewed: 27 August 2026

Scenario calculator, not a valuation or forecast. Outputs change mechanically with the user's inputs. Historical operating data and transaction documents are available to qualified buyers under NDA and must be independently verified.

How to read the numbers on this page

Public asset fact — a dated public fact.
Seller-provided input — a dated source exists, not independently verified.
User scenario assumption — an editable assumption, not a benchmark or forecast.
Calculated output — a mechanical result, not a promised return.

Phase 1 · 4 villas operating $780,000 Turnkey · cash-flow today · standalone bundle

Phase 2 · 3 structural-complete villas $390,000 Interior finishing estimated $90,000–$120,000 (seller estimate) · timeline depends on the buyer's contractor and scope

Phase 2 status Structural complete Walls, roof and structure done · requires interior finishing · BOQ and verification available under NDA

Phase 1 · seller-modeled long-term scenario $84,000 / yr NOI (scenario) Editable assumption modeled from $8,500/mo gross − $1,500/mo OpEx · not a contracted or guaranteed figure

Formulas

The calculator below applies these formulas mechanically to whatever inputs you set — it does not model taxes, financing, seasonality or FF&E reserves beyond the OpEx percentage you choose.

Annual gross revenue = nightly rate × occupied nights × rentable units
NOI = gross revenue − modeled operating expenses
Cap rate = modeled NOI ÷ selected acquisition cost
Simple payback = selected acquisition cost ÷ modeled NOI

Sources & assumptions

Every default value below is classified using the legend above. Nightly rates, occupancy and OpEx defaults are starting points you are meant to change.

Input	Value	Source class	As-of date
Phase 1 acquisition price	$780,000	Public asset fact	27 August 2026
Phase 2 acquisition price	$390,000	Public asset fact	27 August 2026
Full complex acquisition price	$1,180,000	Public asset fact	27 August 2026
Phase 2 interior-finishing cost	$90,000–$120,000	Seller-provided input	27 August 2026
Phase 1 master-villa nightly rate (default)	$140	User scenario assumption	27 August 2026
Phase 1 townhouse nightly rate (default)	$95	User scenario assumption	27 August 2026
Phase 1 occupancy (default)	65%	User scenario assumption	27 August 2026
Phase 1 OpEx, % of gross (default)	33%	User scenario assumption	27 August 2026
Phase 2 master nightly rate (default)	$140	User scenario assumption	27 August 2026
Phase 2 small-villa nightly rate (default)	$105	User scenario assumption	27 August 2026
Phase 2 occupancy after launch (default)	60%	User scenario assumption	27 August 2026
Phase 2 OpEx, % of gross (default)	33%	User scenario assumption	27 August 2026
Annual revenue growth rate (default)	4% / yr	User scenario assumption	27 August 2026

Gross revenue, NOI, cap rate, payback and every projected figure below are Calculated outputs — mechanical results of the formulas above applied to the inputs you set, not promised returns.

Phase 1 — short-term rental calculator

1 master villa (150 m², 2 bedrooms + private pool) and 3 townhouses (100 m² each, 1 bedroom + study + private pool). Different sizes mean different nightly rates — set them separately.

Master villa nightly rate (150 m²)

USD

Owner-stated working number. Ubud benchmark for 2BR + pool: $160–280.

Townhouse nightly rate (100 m²)

USD

Owner-stated working number. Ubud benchmark for 1BR + study + pool: $95–150.

Average occupancy

Ubud well-managed villa baseline: 60–70%. High season (Jul–Aug, Dec–Jan) reaches 75–85%.

Operating costs (% of gross)

Owner-stated working number. Reflects optimised operations: minimal OTA dependency (Booking ~15% only on the OTA share), self-management or compact team, PB1 tax through Pondok Wisata regime where applicable.

Phase 1 — annual results

Gross revenue / year — All 4 villas combined, before any costs.

Net operating income / year — After OpEx (commissions, taxes, staff, utilities).

Cap rate on $780k — Annual NOI ÷ Phase 1 ask price.

Simple payback — Years to recover $780k at this NOI.

Villa	Nightly rate	Occupancy	Annual revenue

Phase 2 — value-creation play (after finishing)

3 additional villas with structures, walls and roofs already built. Interior finishing cost is estimated at $90,000–$120,000 (seller-stated planning range, not independently verified); timeline depends on the buyer's own contractor, scope and permitting — no fixed completion date is guaranteed. After finishing, the buyer can hold and rent, sell separately, or operate the whole 7-villa complex together with Phase 1.

Phase 2 master nightly rate (150 m²)

USD

Same level as Phase 1 master, can lift to $160–180 with refurb tier.

Phase 2 small villa nightly rate (85 m²)

USD

Owner-stated working number. Benchmark: $80–130.

Average occupancy after launch

Year 1 typically 50–55% (ramp-up), Year 2 stabilises at 60–70%.

Operating costs (% of gross)

Same operating regime as Phase 1 — optimised operations.

Phase 2 — annual results (post-finishing)

Gross revenue / year — All 3 Phase 2 villas combined.

Net operating income / year — After OpEx, before debt or owner draws.

Cap rate on $490k all-in — $390k purchase + est. $90k–$120k finishing (midpoint $100k used here).

Combined NOI (Phase 1 + Phase 2) — Operating yield of full complex once Phase 2 is open.

Villa	Nightly rate	Occupancy	Annual revenue

Long-term projection — nightly rates rise over time

Ubud nightly rates have risen ~3–5% per year on average over the past 5 years (Bali tourism recovery + Yellow Zone supply tightening). Set your own annual growth rate to project NOI forward.

Annual revenue growth (inflation + ADR uplift)

% / yr

Conservative default 3%/yr. Bali tourism has historically grown 5–8%/yr; Penestanan wellness segment more.

Combined NOI projection — Phase 1 + Phase 2 operating

Year 1 NOI — Base year, both phases operating.

Year 3 NOI — After 2 years of compounded growth.

Year 5 NOI — Mid-term horizon for long-term holders.

Year 10 NOI — Long-term horizon · ~37% of leasehold consumed.

10-year cumulative NOI — Total operating profit over 10 years at this growth rate.

27-year cumulative NOI — Total over the remaining leasehold (extension not modelled).

Two phases, three exit paths

Phase 1 standalone · Phase 2 standalone

The complex can be acquired together at $1,180,000, or as two separately negotiable bundles. Different buyer profiles, different math, different timeline.

Phase 1 standalone · 4 villas operating

USD

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

4 villas turnkey: 1× 150 m² master + 3× 100 m² townhouses, all with private pools
Active Booking.com listing, on-site staff, management company in place
Seller-modeled long-term scenario: $84,000 NOI/yr → cap rate ~10.8% on $780k Phase 1 ask — an editable assumption shown in the calculator above, not a contracted or guaranteed floor
STR upside: see the calculator above for a range across your own inputs
Closes 60–90 days · standard assignment of leasehold

Phase 2 standalone · 3 villas to finish

USD 390,000

Buyer profile: active operator willing to fund an estimated $90,000–$120,000 of interior finishing (seller-stated range, not independently verified) in exchange for potential rental yield and resale upside once the villas are complete — timeline and end value are not guaranteed and should be independently assessed.

3 villas with concrete structures, walls, roofs done: 1× 150 m² + 2× 85 m²
Total invested: $390,000 purchase + an estimated $90,000–$120,000 finishing (seller-stated planning range, not independently verified) — the calculator above uses the $100,000 midpoint for its $490,000 all-in figure
Timeline to operating depends on the buyer's own contractor, scope and permitting — no fixed completion date is guaranteed
Finishing unlocks resale or rental upside, but no dollar finished value or equity gain is stated here — buyer to obtain independent comparables
Operating Year 2 NOI: see the calculator above for a range across your own inputs

Phase 2 — value-creation math (illustrative)
Step	Cash out / value in	Cumulative	Note

After finishing, the operator chooses one of three paths:

Path A · Sell finished

Quick equity exit

Sell the 3 finished villas once interior work is complete. No dollar sale value or equity gain is stated here — obtain independent market comparables and your own appraisal before pricing an exit.

Path B · Hold & rent

Compound the yield

Operate the 3 villas as STR. Use the calculator above with your own occupancy and rate assumptions to see a Year 2 NOI and cap rate on the $490k all-in figure. Build review history, brand and direct-booking funnel — exit later at a multiple of your choosing.

Path C · Operate all 7

Run the full complex

Recombine with Phase 1 (if owned together) — operate 7 villas as one boutique resort. Combined NOI scales with shared fixed costs, GOP margin lifts, brand presence consolidates. No exit value is estimated here — a future sale would need its own independent valuation.

Combined deal alternative: a single buyer can acquire the full complex at $1,180,000 and capture both layers — operating Phase 1 yield + Phase 2 value creation + control of the 7-villa boutique resort end-to-end.

For full details and the editable model, contact your introducing real-estate partner.