The thesis
An amenity-dense mixed-use block 200 m from Uluwatu Beach. The strongest version of the pitch is the amenity stack – if it holds operational quality after year three, the building becomes a destination rather than just accommodation. That is also the thesis’s biggest risk.
Positioning
Studios at $99k are the sharpest entry point in our current shortlist. For small-ticket investors, this is a defensible single-unit allocation. Larger units are priced closer to market and less differentiated.
Legal structure notes
Leasehold with a clear renewal ladder (2052 → 2072 → 2102) is a positive structural signal. The 10% tax (per the developer’s disclosure) appears to refer to acquisition duty / BPHTB and should be verified with an independent notaris before signing.
Yield modelling
Developer yield projection not public. Comparable Uluwatu apartment product is running 9–14% gross short-term-rental yield with ADR $90–$220 depending on unit size and view tier. Net after operator fees: 7–11%.
What is included
- Rooftop restaurant
- Art gallery and cinema
- Co-working and yoga studios
- Observation platform, spa, cafes
Risk factors
- Off-plan delivery – confirm developer track record and project-level insurance
- Amenity operational durability – the thesis depends on year-3+ quality
- Competitive supply in Uluwatu mixed-use pipeline is expanding
- 10% acquisition tax component requires notaris verification