Market fundamentals. Strategy. Risks. Exit scenarios. Everything you need to verify our math — not a sales brochure.
Every projection in this document is derived from published, third-party data. We cite sources so you can verify independently. Lush Villas Seminyak is a first project under a new brand — so rather than claiming track record we don’t have, we show you the market data that underpins our projections and invite you to do the math.
| Metric | Seminyak Boutique | Bali Average | Source |
|---|---|---|---|
| Average Occupancy Rate | 74.9% | 58.2% | Horwath HTL 2025 |
| Average Daily Rate (Boutique Villa) | IDR 5.0M | IDR 2.4M | BPS / AirDNA 2025 |
| Average Daily Rate (Boutique 2BR) | IDR 5.0M | IDR 3.2M | Horwath HTL 2025 |
| Average Daily Rate (Boutique 3BR) | IDR 7.5M | IDR 4.5M | Horwath HTL 2025 |
| Comparable Net Yield (Boutique Leasehold) | 8–12% | 5–8% | PHRI / Horwath HTL |
| International Arrivals YoY Growth | +9.7% (6.98M total 2024) | BPS Indonesia | |
Lush Villas Seminyak is the first project under Lush Development Group. We have no historical rental performance of our own to show. Our projections are derived entirely from published market benchmarks and Nova Escapes’ operational experience across their 20+ villa portfolio. If you want to dive deeper into operational track record, we’ll connect you directly with the Nova Escapes team for a candid conversation about real world performance numbers.
Full source bibliography with publication dates and page references available in the investor prospectus. Past market performance does not guarantee future results.
Independent hospitality operator with 20+ villa portfolio across Bali and Australia. Commission based 20% of gross (vs industry 15–25%). Dynamic pricing + direct channel mix targets +22% ADR premium over pure OTA listings.
First buyer harvests the complete 25 year term. Secondary market buyers in years 5–10 inherit shorter remaining lease, which compresses their valuation multiple. Pre-handover commitment locks in maximum lease value.
Boutique villa ADR in Seminyak prime corridor sits at IDR 5M baseline vs IDR 2.4M Bali market average. Our design targets this premium segment, not mass market.
Retreat partnerships, digital nomad 30+ day stays, and corporate offsites smooth Feb–April dip. Prior project held 68% occupancy during historical low season.
A 25 year leasehold is fundamentally different from freehold property. We want you to understand exactly how returns are generated, where the limits are, and what “success” looks like at year 10. No cherry picking.
A leasehold is a depreciating asset by design. Year 1 you hold 24 years remaining; year 10 you hold 15 years; year 24 you hold 1 year of value left. This is not a flaw — it’s the structure foreign buyers in Indonesia operate within.
What this means practically: total returns must come dominantly from rental yield, not from capital appreciation. Anyone projecting freehold-style appreciation curves on a 25 year lease is either uninformed or selling you something.
IRR (Internal Rate of Return) reflects the annualized return assuming a 10 year hold from handover (Feb 2027 to Feb 2037), with sale of leasehold at year 10. Three components contribute:
| Villa | Yield | 10-Yr IRR |
|---|---|---|
| Ambara (A) | 8.8% | 7.5% |
| Sagara (C) | 10.2% | 8.5% |
| Nirwana (D) | 10.4% | 8.7% |
| Surya (E) | 11.4% | 9.2% |
| Dewata (B) | 13.7% | 10.5% |
IRR drops below quoted annual yield because of: (a) lease decay drag on year 10 exit value, (b) tax/operational drag compounded across 10 years, (c) discounting future cash flows. Full Excel model with sensitivity analysis available in investor prospectus.
A successful leasehold investment in this collection means: (1) cumulative net rental income equals or exceeds 80–110% of original investment by year 10, (2) you’ve personally enjoyed the villa for the equivalent of dozens of high season weeks, and (3) you exit with a 65–75% recovery of original capital — making the rental income essentially “profit on top.” If your mental model is “buy this and sell for double in 10 years,” this is the wrong product. If your model is “deploy capital into a yield-generating asset in a market I want to spend time in,” this fits.
Methodology peer reviewed against Knight Frank Asia Pacific Residential Investment Report 2024 and Savills Indonesia Outlook 2025. Real world IRR may deviate based on occupancy variance, rental rate evolution, and exit market liquidity at year 10.
Leasehold value depreciates predictably as remaining term shortens. Year 10 exit value modeled at 65–75% of original investment. Holding past year 15 with intent to extend requires landlord cooperation — priority extension right is contractual but pricing of extension is negotiated at that time.
Secondary market for Bali leasehold villas exists but is thinner than freehold. Time to sale typically 3–9 months. Bank financing for buyers becomes harder when remaining lease falls below 15 years. Plan exit before this threshold.
Bali tourism is cyclical and subject to geopolitical events. 2020–21 saw industry-wide occupancy drop to ∼20%. Projections assume no black swan disruption.
Income earned IDR, investment USD/EUR denominated. USD/IDR moved 12% in 2024. Hedging strategies available at additional cost.
Indonesian foreign ownership regulations tighten periodically. Our 25+25 leasehold with priority extension is the most defensive structure available, but future policy shifts cannot be ruled out.
Delays possible from force majeure. Escrow milestone structure protects capital. Prior team: on-time delivery track record, but no guarantee for future.
Full 42 page investor prospectus includes unit by unit pro formas, comparable market analysis, sample SPA with notarized redline, and full predecessor entity disclosures under NDA.