$179,000
Villa No. 5 · price
True Real Estate · Investment Offer
Our Place ECOWOOD — Villa No. 5
Detached 2BR villa with a private pool · 700 metres to the ocean · Bukit, Pandawa
Key advantages
- Boutique complex — only 10 villas. Low density, privacy and a limited supply of this format
- PBG obtained at an early stage — official building permit, land zoned for tourism
- 700 metres to the ocean — close to Melasti, Pandawa and Green Bowl beaches
- Leasehold 30 + 30 years — longer than the usual 25–30 years on Bali
- Developer guarantees: 10 years on the building structure + property insurance after construction is completed
- Developer Our Place — over 15 years of experience, completed the White Residence hotel complex on Bali
- Legal due diligence completed PT Bali Law Consulting: developer, land plot, Leasehold, zoning
Our Place · purchase terms
Payment schedule
Total villa price — IDR 2.86 billion (~$179,000). Instalments by construction stage: 30% + 30% + 30% + 10%.
30%
Down payment · IDR 858 million (~$53,700)
30%
After the foundation works are completed · IDR 858 million (~$53,700)
30%
After the frame, exterior walls and roof are completed · IDR 858 million (~$53,700)
10%
After the interior finishing works are completed · IDR 286 million (~$17,900)
US dollar amounts are shown at the exchange rate of the developer's payment schedule; payments under the contract are made in IDR.
Materials and links
Exterior and complex grounds
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2BR villa interior
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2BR renders: two bedrooms, two balconies, a spacious living room with kitchen, a private pool and a private terrace.
Villa No. 5 and floor plan
Villa No. 5
2BR · private pool
$179,000
Price · IDR 2.86 billion
90 m²
Total area
20 m²
Terrace
~$1,989
Price per m²
30 + 30 years
Leasehold + extension
Yield · year 1
developer's realistic scenario
84%
Occupancy
$154
Average daily rate
$22,705
Owner payout per year
12.7%
Yield on the villa price
6.7 years
Payback period
2BR villa floor plan
Two bedrooms, two balconies, a spacious living room with kitchen, a private pool and a 20 m² terrace.
Location of Villa No. 5 on the master plan
Villa No. 5 is highlighted on the complex master plan.
Financial model · developer's forecast
Realistic scenario · year 1
Revenue
$47,352
Expenses
$23,453 · 49.5%
Owner's tax
Owner payout
$22,705 · 47.9%
Year 1 yield · 12.7% of the villa price · occupancy 84% · rate $154 per night · payback 6.7 years
Three scenarios · detailed figures
| Metric | Pessimistic | Realistic | Optimistic |
|---|---|---|---|
| Occupancy | 80% | 84% | 88% |
| Average daily rate | $142 | $154 | $166 |
| Annual revenue | $41,553 | $47,352 | $53,352 |
| Expenses as a share of revenue | 51.6% | 49.5% | 47.9% |
| Owner payout per year | $19,114 | $22,705 | $26,419 |
| Owner payout per month | $1,593 | $1,892 | $2,202 |
| Yield on the villa price | 10.7% | 12.7% | 14.8% |
| Payback period | 7.8 years | 6.7 years | 5.7 years |
| Owner payout over 5 years | $123,058 | $143,180 | $167,405 |
Revenue structure · realistic scenario, year 1
47.9%to the owner
Owner payout$22,705 · 47.9%
Management fee · 18% of net revenue$6,930 · 14.6%
Platform commission (OTA) · 17%$6,842 · 14.5%
Utilities and staff$6,622 · 14.0%
Revenue tax (PB1) · 5%$2,012 · 4.3%
Owner income tax (PPh) · 5%$1,195 · 2.5%
Direct booking commission · 10%$710 · 1.5%
Repairs and contingencies$336 · 0.7%
Shares of gross revenue of $47,352 per year. Booking split — 85% via platforms, 15% direct.
Project details
Location · Bukit, Pandawa
“Ubud on the Bukit” — a rare combination of a tropical-forest atmosphere and complete privacy just 700 metres from the ocean. Melasti, Pandawa and Green Bowl beaches are nearby.
- 3–5 minutes — cafés and restaurants
- 5–7 minutes — beach clubs
- 5–10 minutes — shopping centres
- 10 minutes — hospital
- 10–15 minutes — markets
- 35 minutes — Ngurah Rai International Airport
ECOWOOD complex · Smart Villas Club
Format
Smart Villas Club concept
10 villas
Detached, each with a private pool
12 months
Construction period
Infrastructure
on site
Gated grounds
Reception, parking for owners and guests
Gym and café
Gym, café, private lounge areas
Chalet architecture with Balinese motifs: natural wood, natural stone and panoramic glazing. The main value is the intimate format, not large-scale hotel infrastructure.
Developer · Our Place
Experience
development and investment
15+ years
In property development
White Residence
Completed hotel complex on Bali
Guarantees
under the developer's terms
10 years
Structural warranty
Insurance
Of the property after construction is completed
International experience in building, launching and managing property; specialising in investment property and hotel complexes.
The developer's track record can be checked against facts: actual occupancy, average daily rate and revenue of the completed White Residence complex (management company IJI HOME) are shown on the Estate Market analytics platform, which collects actual data on rental properties on Bali.
Management company and rentals
Bali Legends — a team with many years of experience managing resort property on Bali: property management, marketing and commercial operation of the project.
The management fee in the financial model is 18% of net revenue.
Legal due diligence of the project
The key project documents have passed an independent legal review by PT Bali Law Consulting: developer, land plots, title documents, Leasehold terms and zoning.
- Due Diligence — PT Our Place Invest: corporate structure, registration documents, legal status of the company, rights to the plots
- Due Diligence — SHM No. 5845 (2,000 m²): confirmation of ownership, no mortgages, encumbrances or court disputes, tourism zoning
- PBG: official building permit, plot of 5,335 m², Kutuh area, Bukit (Badung, Bali)
The deal is structured with four agreements: a preliminary agreement on the transaction procedure, a booking agreement, a preliminary agreement on the transfer of the land lease right, and an agency agreement for the construction.
Construction progress
Construction report · 17.10.2026
Foundation works on the far row of villas are on schedule, proceeding from the lower part of the plot upwards.
- Villas No. 10 and No. 7: foundation footings fully completed, concreting and waterproofing of the bases done.
- Villa No. 4: foundation at the final stage. Most of the footings are done; work continues on sections with difficult rocky terrain. The footings of Villa No. 4 are scheduled to be completed this week.
- Technology: concrete mix with plasticising additives; once the concrete has cured, the foundation elements are waterproofed.
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Video
Start of foundation works · Villas No. 4, No. 7, No. 10
Drone circular flyover
Contacts