Santara Villas Resort — pool and villas

Owner-direct · Singakerta, Ubud, Bali

SANTARA VILLAS RESORT

Operational boutique resort · Ubud, Bali — operating today

$1,180,000 Phase 1 bundle from $780,000

Fixed-price 20-year lease extension · Below replacement cost · Turnkey + Phase 2 value-add

An operational seven-villa boutique resort in Singakerta, Ubud — licences, in-house management team and live Booking listing all in place. Priced below three independent benchmarks at $1.18M, with contracted floor cash-flow on Phase 1 that protects the downside.

Call us Full investor deck

Licensed operation (SLF & NIB). Serious inquiries · Co-broker 3%

  • 7Villas4 operating + 3 shells
  • 8 AreLand~800 m² leasehold
  • 27 + 20 yrTenureFixed-price extension in deed
  • SLF + NIBLegalDD under NDA

Investment snapshot

Below replacement · Fixed lease extension · Turnkey ops

  • Operational from day one — four villas live on Booking with reservations, full in-house management team, security, supplier and OTA workflow already running. No cold start.
  • Floor cash-flow protects the downside — contracted long-term tenancy on Phase 1 delivers $84,000 NOI per year (cap rate 10.8% on the $780k Phase 1 ask), so the buyer earns while ramping the short-stay programme.
  • Triple-anchored value at $1,180,000 — below replacement cost (build = $1.4M+), below setup-cost equivalent (12–18 months + $200–280k of licensing, staffing and ramp), and above the contracted floor NOI on Phase 1.
  • Fixed-price 20-year lease extension locked in the akta sewa until ~2033 — a clause almost no Bali buyer secures in 2026; gives the next owner a 47-year horizon.
  • Phase 2 ready to scale — three additional villas, structures and roofs complete; ~$100k of interior finishing takes the resort from 4 to 7 keys in 4–5 months and unlocks the second revenue step.
  • Three exit paths after closing — (a) hold under the long-term tenancy as a real-estate position, (b) operate the full resort as STR through the in-house team, (c) finish Phase 2 and resell at a stabilised cap rate. Each path is modelled in the IM under NDA.

Structure

Phase 1 operating today · Phase 2 value-add

Phase 1 — Operational (4 Villas)

4 Active Villas (1× 150 m² + 3× 100 m²)

Fully furnished, staffed, managed — active Booking.com listing. Operational setup and staffing handover coordinated with buyer (no formal account transfer claims in marketing — see BRIEF).

Phase 2 — Value-Add Upside (Scale Fast)

3 Additional Villas (1× 150 m² + 2× 85 m²)

Concrete structures, walls and roofs already built. Action: finish interiors to drastically increase complex valuation and daily income.

Due diligence entry points

Verify the asset

Live Booking.com Operational proof Place Google Maps Singakerta · primary pin Place Google Maps Alternate link (same area) Under NDA Data room Akta sewa · SLF / NIB · financials · CAPEX One-pager Investor pitch Short narrative for buyers Narrative Investor deck Print to PDF anytime Model Financial scenarios Interactive sliders · CSV export · opens in a new tab

FAQ

Common buyer questions

Plain-language summaries aligned with Santara Villas documentation. They do not replace legal, tax, or investment advice — confirm specifics under NDA with counsel.

What is the asking price for Santara Villas Resort?

The full seven-villa complex is offered at USD 1,180,000 (ask includes approximately 10 percent buffer for taxes and negotiation; floor for the full complex is lower per data room). A Phase 1 bundle is available from USD 780,000. Figures are subject to negotiation and confirm in the Investment Memorandum under NDA.

Where is the resort located?

Desa Singakerta, Ubud (Gianyar), Bali, Indonesia — near Penestanan. Use the official Google Maps pins linked from the site's data room section for exact placement.

Is Santara Villas a short-term holiday rental booking for tourists?

The listing is for sale of the resort asset (investment / ownership), not for advertising nightly guest stays. Booking.com is referenced as operational proof for the operating villas. Serious buyers contact via WhatsApp for NDA materials.

What permits and tenure apply?

Marketing states SLF and NIB licences and leasehold structure with twenty-seven years remaining plus a twenty-year extension option with fixed-price extension terms recorded in akta sewa (verify all details including KBLI classification in legal due diligence under NDA).

What is the difference between the Phase 1 bundle and buying the full seven-villa Santara Villas Resort complex?

Phase 1 is the operating footprint today—four turnkey villas on the landholding with licences summarized on this site—marketed from USD 780,000 for that bundle. The full resort includes all seven villas (Phase 1 plus three structural-complete Phase 2 units) at the USD 1,180,000 headline ask. Confirm economics, taxes, and negotiated figures in the Investment Memorandum under NDA.

Can I purchase a single villa inside Phase 1?

The owner does not offer Phase 1 as separate per-villa lots. Cadastral subdivision is estimated at roughly two to three months and about USD 5,000–10,000, and separate titles would fight with running a single Booking.com account for the cluster. Buyers typically acquire the Phase 1 bundle or the whole resort.

What does assignment of leasehold mean for this resort?

Disclosure describes assignment of leasehold from the current structure (akta sewa on an individual rather than a PT). Buyers usually close in personal name or via their own Indonesian PT structure. Marketing notes seller PPh Final 2.5% and buyer BPHTB 5%—confirm with Indonesian counsel prior to committing.

Why is the fixed-price lease extension highlighted as unusual?

The briefing positions the lease (~27 years remaining plus a documented 20-year extension path in akta sewa) as carrying fixed-price mechanics for extension during the initial decade after signing (~through 2033), after which renewal pricing may revert to landowner market terms—verify wording, enforceability, and landowner posture with qualified advisors rather than relying on marketing copy alone.

Can the Booking.com profile be legally transferred as part of the asset sale?

Operational materials reference Booking.com to prove trading history, staffing, and guest feedback. Booking.com contractual terms do not treat the merchant account itself as transferable real property; pragmatic handovers involve credentials and playbook transfer. Serious buyers diligence continuity risk with advisers.

How close is Monkey Forest or central Ubud from Singakerta?

Monkey Forest is roughly twenty-five minutes on foot (~1.7–2.2 km depending on pathway) or about five minutes by scooter—not a credible five-minute walk. Yoga Barn and other premium hubs are only a short scooter ride away per the owner's positioning materials.

What legal classifications deserve extra scrutiny beyond SLF and NIB?

Purchasers still need independent confirmation of Pondok Wisata versus Hotel Melati KBLI alignment, Gianyar zoning (Yellow Zone / RTRW), and covenant details inside akta sewa. Website statements are illustrative; retain Indonesian legal counsel before relying on marketing materials.

Is Santara Villas Resort located in Turkey?

No. Santara Villas Resort is offered in Bali, Indonesia (Desa Singakerta, Ubud, Gianyar). Current project documentation explicitly states it is not a Turkey listing. Buyer contact is WhatsApp +62 823 4246 2179 (Indonesia, Revni); do not use unrelated +90 Turkey numbers for this transaction.

What co-broker referral fee is referenced on the English marketing site?

The English landing page notes Co-broker 3% for serious inquiries. Mandates, referral agreements, split mechanics, and jurisdictional rules must be confirmed directly with Revni via WhatsApp +62 823 4246 2179.