This development delivers three individually titled, two-bedroom private pool villas on a ±257.79 m² site in Bali — engineered for short-term rental performance and efficient capital deployment. Each unit is designed around a pool-centered living concept, maximizing guest experience and revenue-per-key metrics across a compact footprint. Developed and managed by Triproom.id | PT Jam Asia Property.
Project Overview
A compact, scalable hospitality product designed for strong rental performance and efficient capital deployment. Three private pool villas on a ±257.79 m² total site — each with ±142.94 m² of built area, 2 bedrooms, and a dedicated private pool as the core amenity driving premium ADR.
| Dimension | Detail |
|---|---|
| Land Area | ±257.79 m² total site |
| Total Units | 3 private pool villas |
| Configuration | 2 bedrooms per unit |
| Built Area | ±142.94 m² per unit |
| Concept | Pool-centered living — maximizing guest experience and revenue-per-key across a compact footprint |
Layout Overview
Each villa is designed around a pool-centered ground floor that flows seamlessly from the living room to pool terrace to dining — maximizing spatial experience on a compact footprint. The upper floor houses two full bedrooms with a void above the living area, balancing volume, light, and privacy without land cost overrun.
Technical Drawing
Technical drawings reflect full architectural and engineering documentation — all structural, MEP, and spatial dimensions are resolved prior to PBG permit submission, enabling accurate contractor tendering and minimizing on-site variation risk.
Design Strategy
Pool-centered design, experience-driven returns. Every design decision maximizes the guest's perceived value while keeping operational overhead lean and revenue-per-key metrics high.
- Private Pool — Core Selling Point: Every unit features a dedicated private pool, the single highest-demand amenity in Bali's short-term rental market and a primary driver of premium ADR
- Indoor-Outdoor Living: Ground floor flows seamlessly from living room to pool terrace to dining — maximizing spatial experience on a compact footprint
- Optimized Land Efficiency: Upper floor houses two full bedrooms with a void above the living area — balancing volume, light, and privacy without land cost overrun
- Target Market: Couples, small families, and digital nomads seeking curated, private experiences — the fastest-growing OTA booking segment in Southeast Asia
Market Positioning
Bali's short-term rental market has structurally shifted toward experience-based accommodation. Private pool villas consistently command ADR premiums of 2–3x over comparable hotel rooms, driven by the demand for exclusivity, privacy, and Instagram-worthy aesthetics. OTA platforms reward high-review assets with algorithmic visibility — creating a compounding revenue advantage for well-positioned boutique units.
| vs. Competitor Format | Advantage |
|---|---|
| vs. Hotel Rooms | Private villas offer 40–60% ADR premium with lower operating overhead per key |
| vs. Large Villa Complexes | Boutique scale enables faster fill rates, more agile pricing, and tighter operational control |
| vs. Condotels | Direct OTA exposure and brand independence drives superior net yield per unit |
Financial Performance — 3-Year Revenue Projection
| Year | Revenue | Occupancy | ADR |
|---|---|---|---|
| Year 1 | IDR 1.6B | 63.3% | IDR 2.27M |
| Year 2 | IDR 2.06B | 73.5% | IDR 2.52M |
| Year 3 | IDR 2.48B | 79.6% | IDR 2.80M |
| 3-Year Total | IDR 6.15B | — | — |
Occupancy & ADR Growth Trajectory
Occupancy ramps from 63% in Year 1 to nearly 80% by Year 3 as OTA reviews compound and brand recognition builds. ADR growth of approximately 23% over the projection period reflects both market inflation and repositioning leverage as guest ratings mature.
| Year | Occupancy Rate | ADR |
|---|---|---|
| Year 1 | 63.3% | IDR 2.27M |
| Year 2 | 73.5% | IDR 2.52M |
| Year 3 | 79.6% | IDR 2.80M |
Investment Structure
A balanced risk-return profile with stable cashflow, disciplined cost structure, and long-term upside potential through asset appreciation in a high-demand Bali corridor.
| Metric | Value | Notes |
|---|---|---|
| Total Investment | IDR 6.0B | All-in capital requirement across 3 villas |
| Net Income (3 Years) | IDR 3.07B | After 50% OpEx allocation |
| Projected IRR | 10.8–11% | Internal rate of return based on 3-year revenue model |
| Payback Period | 5–6 years | Full capital recovery horizon |
Construction Costs — Hard Cost Breakdown
Estimated construction cost of IDR 5.5M–7.5M per m² reflects Bali mid-to-high specification, encompassing imported fixtures, engineered pool systems, and high-quality architectural finishes consistent with the target ADR positioning. Unit construction cost benchmarks align with premium Canggu and Seminyak villa developments, ensuring competitive product quality without cost overrun.
| Category | % of Hard Cost | Scope |
|---|---|---|
| Architectural Finishes | 30% | Interior and exterior finishing — premium materials supporting target ADR positioning |
| Structure | 25% | Foundation, columns, RC slabs — tropical durability standard across all 3 units |
| MEP Systems | 15% | Electrical, plumbing, and AC systems across all units — engineered for low maintenance |
| Pool Construction | 10% | Dedicated private pool per unit — the single highest-demand amenity and primary ADR driver |
| External Works | 10% | Landscaping, terrace, driveway, and boundary treatment — drives perceived value |
| Contingency | 10% | Buffer for scope adjustments, material price fluctuations, and unforeseen site conditions |
Soft Cost Allocation
Soft costs are projected at approximately 13–22% of total development cost — a lean but adequately provisioned budget that covers professional services, compliance, brand activation, and pre-opening readiness.
| Item | % Allocation | Scope |
|---|---|---|
| Design & Architecture | 3–5% | Concept design, working drawings, and construction documentation by experienced Bali-based architectural practice |
| Permits & Licensing | 2–4% | PBG submission, environmental compliance, and zoning coordination with local government (Dinas PUPR) |
| Project Management | 3–5% | Independent PM oversight to enforce schedule, cost, and quality benchmarks across all construction phases |
| Legal & Notary | 1–2% | Land title verification, notarial deed preparation, and investor entity structuring |
| Marketing & Branding | 2–3% | Brand identity, photography, OTA listing optimization, and digital channel establishment |
| Pre-Opening & Setup | 2–3% | FF&E procurement, staff onboarding, and operational systems configuration prior to first guest arrival |
Project Construction Management Structure
Controlled execution requires structured governance across every discipline. The project management hierarchy ensures accountability, cost transparency, and schedule adherence from groundbreaking through practical completion — minimizing cost overrun and schedule slippage risk.
Legal Readiness — Due Diligence & Permitting Framework
Indonesia's regulatory environment requires precise sequencing of land, construction, and operational approvals. The following framework reflects Bali-specific compliance requirements and risk mitigation protocols established prior to capital deployment.
| Layer | Requirement |
|---|---|
| Land Title | SHM (Freehold) verification, zoning compliance confirmation for residential or tourism use, and boundary survey alignment |
| Construction Permits | PBG (Building Approval) and SLF (Building Function Certificate) submission; environmental compliance via UKL/UPL if site thresholds are triggered |
| Operational Licenses | NIB (Business Identification Number) registration and Bali tourism operational license for legal short-term rental activity |
| Risk Mitigation | Full legal due diligence pre-acquisition, neighbor consent coordination, and zoning regulation alignment prior to PBG submission |
Development Milestone Plan — 18 Months to Opening
The 18-month delivery program is structured to front-load regulatory risk in Phase 1, enabling uninterrupted construction execution from Month 6 onward. The phased structure allows procurement savings through parallel workstream management across all three units simultaneously.
Five Pillars of Investment Conviction
| Pillar | Detail |
|---|---|
| Private Pool — Every Unit | The highest-demand amenity in Bali's rental market, driving premium ADR and superior guest review scores |
| Strong Rental Yield | Projected IRR of 10.8–11% with 3-year cumulative revenue of IDR 6.15B and a 5–6 year payback horizon |
| Scalable Development Model | Compact 3-unit format is replicable across adjacent sites, enabling portfolio expansion with proven unit economics |
| Balanced Risk-Return Profile | 50% OpEx buffer, disciplined hard and soft cost structure, and conservative occupancy ramp assumptions underpin all projections |
| High-Demand Market | Bali remains Southeast Asia's most resilient leisure destination, with international arrivals recovering strongly post-2022 |
Investment Closing Statement
An efficiently designed boutique villa development combining strong financial fundamentals, controlled construction execution, and clear legal readiness — positioned to deliver stable returns and long-term value growth in Bali's most resilient hospitality segment.
| Dimension | Summary |
|---|---|
| Financial Rigor | IRR 10.8–11% · IDR 6.15B 3-year cumulative revenue · 5–6 year payback horizon |
| Construction Control | 18-month phased delivery · structured governance · cost-benchmarked specifications |
| Legal Readiness | SHM verified · PBG compliant · NIB and tourism license pathway confirmed |