For real-estate partners. Available exclusively through partner network · co-broker mandate · client to be represented by an introducing agent.
Santara Villas Resort — master villa pool at golden hour

Partner pack · Singakerta · Ubud · Bali

SANTARA VILLAS RESORT

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

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

Owner-direct mandate · available only through real-estate partners · co-broker terms by separate agreement

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, with permits and foundation work still ahead.

Tucked into the Singakerta side of Ubud — the quieter art-and-wellness pocket south-west of the centre — Santara Villas is a boutique resort 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 generous garden surrounds. Roughly 25 minutes on foot or ~5 minutes by scooter to Monkey Forest; about 7 minutes by scooter to Yoga Barn-class wellness; strollable rice paths and galleries toward Penestanan. The effective land horizon is ~47 years with fixed-price extension terms in deed; licences are issued; team is on site for the operating villas.

Master villa pool and façade at golden hour
Master villa façade and entry
Master villa dining area, panoramic view
Master bedroom suite
Living room
Pool and tropical garden — long-stay lifestyle
Asset specification
ElementDetail
Phase 1 (operating)1 × master villa 150 m² (2BR + private pool) + 3 × townhouses 100 m² (1BR + study + private pool). Active Booking.com listing, on-site staff, management company.
Phase 2 (to finish)1 × villa 150 m² + 2 × villas 85 m² — concrete structures, walls and roofs complete. Interior finishing only.
Land800 m² (8 Are), Yellow Zone leasehold.
Tenure27 yrs remaining + 20-year fixed-price extension option in akta sewa (locked until ~2033).
LicencesSLF + NIB issued. Full chain of title and KBLI determination available under NDA.
LocationSingakerta / Penestanan art zone. Monkey Forest ~25 min walk / ~5 min scooter; Yoga Barn area ~7 min scooter.

Two ways to enter

Phase 1 standalone  ·  Phase 2 standalone

The complex can be acquired together at the $1,180,000 ask, or as two separately negotiable bundles (floors and trade structure in IM under NDA). Different buyer profiles, different math, different timeline.

Phase 1 bundle · 4 villas operating

From USD 780,000

Buyer profile: institutional / operator who wants turnkey infrastructure with live Booking-led proof points — finishes DD on illustrative lease and trading scenarios inside the Investment Memorandum, not guaranteed yield.

  • 4 villas turnkey: master 150 m² + 3 townhouses 100 m², each with pool
  • Operational proof: staffed resort, continuity plan for Booking.com (not marketed as account transfer)
  • Seller framing: turnkey real estate with optionality — trailing startup-period revenues are materially below illustrative long-case tables in IM (verify under NDA)
  • Mandate: assignment of leasehold · targeted closing window 60–90 days contingent on diligence

Phase 2 standalone · 3 villas to finish

USD 340,000

Buyer profile: active investor finishing ~USD 90–120k of interiors (~3 months) to unlock structural equity already embedded in slab/walls/roofs.

  • 3 villas with shells complete: 1× 150 m² + 2× 85 m²
  • Illustrative all-in anchor: USD 340,000 acquisition + USD 100,000 finishing = USD 440,000 scenario used in broker math pack
  • Comparable finished comps referenced in IM around USD 580k+ → illustrative uplift band ~USD 140k before exit optionality
  • Year-two STR-style NOI ranges in workbook are hypothetical — stress-test with client in the live model under NDA

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

Scale stabilized operations

Operate the 3 villas as STR once stabilized. Illustrative Year-2 NOI bands in IM — build reviews, brand, direct funnel — exit later when underwriting supports a 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% illustrative annual growth on the workbook revenue stack, cumulative operating profit over the 27-year leasehold horizon can approach ~5× the USD 1,180,000 ask in that model — before disposition value or exercising the regulated extension option. Illustrative only; IM under mutual NDA — not a forecast of yield suitable for consumer marketing.

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).

Next step — through your introducing agent

Site visit (live or video) within 7 days of LOI · LOI within 14 days of qualified interest · closing 60–90 days. Trailing financials, full Investment Memorandum, akta sewa scans, license verification, KBLI determination, RTRW Gianyar zoning letter and the editable Excel model — all available under standard mutual NDA. The introducing real-estate partner remains the client's point of contact throughout the transaction.

Real-estate partner: this page is a brief you can share with a qualified client. Owner mandate is owner-direct via partner network — your client relationship is preserved by the exclusivity of introduction. Co-broker fees and commission terms are agreed under separate written mandate.