I · Entry Tier Type E · 2 storey 5 units available

Villa Surya.

Compact 2 storey with the highest yield per dollar in the collection.

Investment $412K

Target Yield 9.81%

Net/Month $4K

10-Yr IRR 9.2%

Bedrooms 2

Bathrooms 3

Land 142^m²

Build 212^m²

Lease 25+25^y

Handover Feb ^'27

The Design

Why this type works.

Villa Surya is the smallest footprint in the collection and the highest yield per dollar. That’s not an accident. We designed the 142m² plot around a two bedroom layout where every meter serves rental utility. The ground floor living opens to a private courtyard pool. Upstairs, two master suites are spec matched—no “primary vs secondary” compromise that reduces couple traveler appeal.

Surya targets the Seminyak digital nomad couple segment, which commands 75%+ occupancy and ADR premium over family stays. Compact footprint means lower maintenance cost, faster turnover, and the highest net margin in the collection.

Features

◆ Compact private pool with sunbed lounge
◆ Two equal master suites (no hierarchy)
◆ Highest yield per dollar in collection
◆ Most popular type (5 units)
◆ Fully furnished (turnkey handover)
◆ Smart home system pre installed
◆ Underground cabling, centralized water heater
◆ 25 year property insurance included
◆ Community edible garden access

Architectural Layout

Two storey tropical modern.

Every meter designed for rental utility and personal comfort. Open plan ground floor flows seamlessly to private pool area. Upper floor isolates sleeping quarters for guest privacy.

1st Floor · Ground Level 112.05 m²

1ST FLOOR

Open-plan Living RoomP±10000
Dining AreaP±20000
Kitchen & Mini BarP±4000 / P±6000
Private Pool (overflow system)P±6000
Hardwood Pool Deck + Sunbed Lounge—
Storage RoomP±2000
Foyer + Shoe RackP±1000
Powder Room (guest toilet)P±850
Carport (1 car)P=0600
Washing & Pump Machine AreaP±0450

2nd Floor · Upper Level 99.98 m²

2ND FLOOR

Master Bedroom + Private BalconyP±4280
Master Ensuite Bathroom (bathtub)P±3455
Standard Bedroom + Private Balcony—
Standard Ensuite BathroomP±3450
Corridor + TV Cabinet AreaP±2000
Front Balcony (street facing)P±3800

Floor plans are indicative. Exact dimensions may vary ±3% from final as-built survey. P-values reference architect grid coordinates. Full CAD drawings available in investor prospectus.

Per-Villa Financial Projection

The math, per unit.

Full rental income breakdown based on Seminyak market benchmarks. Three scenarios: conservative (65% occupancy), base (75%), and optimistic (85%).

Villa Villa Surya (E)

Investment $412K

ADR IDR 5.0M / night

Metric Conservative (65%) Base (75%) Optimistic (85%)

Gross Annual Revenue IDR 1.19B IDR 1.37B IDR 1.55B

Net Annual Income IDR 583M IDR 672M IDR 760M

Net Yield 8.49% 9.81% 11.10%

Net / Month ~$3K ~$4K ~$4.5K

Payment Schedule

Down Payment10%
Upon Lease Agreement Signing30%
At 60% Construction Progress30%
Upon Villa Handover30%

Every installment tied to construction milestone. Escrow-protected funds released to builder only upon certified completion of each phase.

Deduction Breakdown

Management Fee (Nova Escapes)20%
OTA Commission (Airbnb/Booking)10%
Operating Expenses7%
Maintenance Reserve3%
Rental Income Tax11%

Total Deduction from Gross 51%

Projections based on ADR and occupancy benchmarks from Horwath HTL 2025 and BPS Indonesia tourism data. IDR/USD exchange rate: 1 USD = IDR 16,992 (April 2026). Not a guarantee of future returns. Full sensitivity analysis in investor prospectus.

Ownership Structure

Built for legal certainty.

Indonesia does not permit foreign freehold ownership. Leasehold is the most widely used and legally defensible structure for foreign property investors in Bali.

Lease Agreement

◆Term: 25 years from handover date (February 2027), with contractual priority extension right for additional 25 years.
◆Notarization: Lease agreement notarized by Indonesian notary (PPAT). Legally binding under Indonesian civil law.
◆Transferability: Lease is fully transferable. Owner may sell, assign, or transfer remaining lease term to any party at any time without developer consent.
◆Inheritance: Lease rights transfer to designated heirs or beneficiaries upon owner’s passing, per terms in the notarized agreement.
◆Remote signing: 90% of our investors sign remotely from overseas. Notary conducts detailed explanation via video call. No requirement to be in Bali for execution.

Financial Protection

◆Escrow-milestone payments: Funds held in escrow, released to builder only upon certified completion of each construction milestone (10%/30%/30%/30%).
◆Property insurance: 25 year comprehensive property insurance included in purchase price. Coverage: fire, natural disaster, structural damage.
◆Construction penalty: If construction delays beyond predetermined completion date, daily penalty fees are deducted from final payment protecting buyer from open ended timelines.
◆SNI-certified construction: All structural work certified to Standar Nasional Indonesia (SNI) building code. Third party engineering inspection at each milestone.

Rental Operations License

◆Pondok Wisata permit: Secured for entire 16 unit complex. Legally authorizes short-term rental operations (Airbnb, Booking.com, direct bookings).
◆Tax compliance: All rental income subject to 11% withholding tax, handled by management operator (Nova Escapes). Owner receives net of tax income.

Ownership Options

◆Personal ownership: Lease under your personal name. If renting via OTA, management company handles tax reporting.
◆PT PMA ownership: Foreign owned Indonesian company. More robust legal structure, streamlined tax compliance, recommended for investors planning multiple units. Our legal team assists with company setup.

This summary is for informational purposes and does not constitute legal advice. Buyers are encouraged to engage independent Indonesian legal counsel for due diligence. Sample lease agreement and construction contract available in investor prospectus.

Jl. Mertasari No. 69 · Kerobokan Kelod

Seminyak’s prime corridor.

Positioned in the high demand Seminyak Kerobokan corridor where 74.9% average occupancy meets constrained new supply. Walking distance to restaurants, beach clubs, and retail.

Proximity

Double Six Beach1.8 km · 5 min
Seminyak Square (retail)2.1 km · 7 min
Ku De Ta Beach Club2.4 km · 8 min
Petitenget Temple1.2 km · 4 min
Canggu (Batu Bolong)5.5 km · 15 min
Ngurah Rai Airport12 km · 25–40 min
Ubud (cultural center)28 km · 60 min
International hospitals3–5 km

Why This Location

◆Seminyak zoned as tourism corridor — government infrastructure investment continues
◆Limited new villa supply due to land scarcity and zoning constraints
◆Highest ADR among Bali sub markets for boutique villas (Horwath HTL 2025)
◆Walking distance to F&B, retail, beach reduces guest transport dependency

Fully Furnished · Turn-Key Handover

Move in. Or rent out. Day one.

Every villa is delivered fully furnished to hotel grade specification. Nothing additional required from kitchen utensils to bed linens, from smart TV to washing machine. Guest ready at handover.

Living Room

◆Sofa set + coffee table
◆TV backdrop cabinet + Smart TV
◆WiFi router & modem (pre configured)
◆Bluetooth speaker
◆Ceiling fan
◆Rug/carpet, curtains/blinds, cushions & throws
◆Paintings, indoor plants, decorative items

Bedrooms (Master + Standard)

◆Bed backdrop + divan + bench
◆King-size mattress
◆TV backdrop cabinet + Smart TV
◆Wall mounted desk + chair
◆Built in wardrobe
◆Bedside tables + lamps
◆Air conditioner (split unit)
◆Premium bed linens (sheets, pillowcases, comforter, duvet)
◆Extra blankets, pillows, cloth hangers
◆Curtains/blinds, rug/carpet

Kitchen & Dining

◆Full kitchen set with sink + cooker hood
◆Refrigerator, stove, oven/microwave
◆Electric kettle, blender/juicer, rice cooker
◆Water dispenser (hot & cold)
◆Bar table + breakfast bar stools
◆Complete dinnerware: plates, bowls, cups, cutlery set
◆Cookware: pots, pans, cutting board, knife set
◆Trash/recycling bins, dish rack, paper towel holder

Bathrooms (Ensuite × 2 + Powder Room)

◆Toilet, rain shower, wastafel cabinet
◆Vanity mirror + bathtub (master ensuite)
◆Water heater + hairdryer
◆Full towel set (bath, hand, face, beach)
◆Anti slip bath mat, glass shower divider
◆Towel rack, toiletries organizer

Laundry & Utility

◆Washing machine + clothes dryer
◆Iron & ironing board
◆Laundry basket, drying rack
◆Cleaning supplies

Security & Smart Home

◆Smart lock + CCTV + intercom system
◆Fire extinguisher + smoke detector
◆First aid kit
◆Shoe rack, umbrella stand, key holder
◆Smart home control system (pre installed)
◆24/7 gated community security

All items are new at handover. Furniture brands and exact specifications may vary from renders. Complete itemized spec sheet with brand names available in investor prospectus. “Fully Furnished” tier includes all items listed above.

Villa Surya.

Why this type works.

Two storey tropical modern.

The math, per unit.

Built for legal certainty.

Seminyak’s prime corridor.

Move in. Or rent out. Day one.

Alternatives.

Villa Ambara (A)

Villa Dewata (B)

Villa Nirwana (D)

Villa Surya · 5 available.