Question 1

Who can invest?

Accepted Answer

We work by introduction, with individual investors only - no corporate or trust structures at this time. Investors are typically European or international residents who have completed standard KYC and AML checks. Allocations are limited per project.

Question 2

Do you accept US investors?

Accepted Answer

Not currently - we're not able to accept US-resident or US-person investors at this time, given the added securities and tax compliance that involves. If your situation is unusual, raise it on a discovery call and we'll confirm either way.

Question 3

Can I invest through a company or trust?

Accepted Answer

Not at present - we take individual investors only, not corporate entities or trusts. That may change for a future project.

Question 4

What payment methods do you accept?

Accepted Answer

Bank transfer only, in EUR. Most investors use Wise for the international transfer - it's fast and keeps FX costs down. We don't accept crypto or any other payment method.

Question 5

What is the minimum investment?

Accepted Answer

Minimums are set per project. For Project Two, the minimum is one Class B share at €40,000. Investors may subscribe to multiple shares subject to availability and concentration limits.

Question 6

Am I an owner of the property?

Accepted Answer

You become a shareholder in the Indonesian PT PMA that legally owns the project. Class B shares carry pro-rata economic rights, voting on reserved matters, and participation in profits as defined in the Shareholder Agreement.

Question 7

What is the legal structure?

Accepted Answer

Each project lives in its own Indonesian PT PMA (foreign investment company) structured as a Special Purpose Vehicle. Class A shares hold management rights with no operating economics; Class B shares hold all economic rights.

Question 8

Is this legal for foreigners?

Accepted Answer

Yes. Ownership is structured through a PT PMA using leasehold (Hak Sewa) and right-to-build (HGB) titles where appropriate - standard structures compliant with Indonesian law and executed by a licensed Indonesian notary alongside a Jakarta law firm.

Question 9

Do you use nominee structures?

Accepted Answer

No. Nusa Estates does not rely on opaque nominee arrangements. The model uses standard PT PMA corporate structures with leasehold or HGB titles consistent with established foreign investment practice in Indonesia.

Question 10

What is the difference between freehold, HGB and leasehold?

Accepted Answer

Freehold (Hak Milik) is reserved for Indonesian citizens. HGB (Hak Guna Bangunan) is the right to build, available to Indonesian companies including PT PMA. Leasehold (Hak Sewa) grants the right to use and occupy for a defined term - typically 24–30 years for foreign-held projects, with renewal options negotiated by Nusa.

Question 11

What happens at the end of the lease?

Accepted Answer

The lease term significantly exceeds the investment horizon, so the exit occurs long before expiry. Where relevant, Nusa Estates negotiates renewal at independently benchmarked valuation on behalf of the SPV.

Question 12

Who backs Nusa Estates?

Accepted Answer

Nusa Estates was founded by Bruno Horst and Lena Noyon and is supported by a small group of founding investors. Each SPV operates under Indonesian corporate and property law, with legal, notarial, and accounting partners disclosed in the documentation pack.

Question 13

What due diligence is performed before a project closes?

Accepted Answer

Each project undergoes legal due diligence by a licensed Indonesian notary: title chain, zoning and IMB permits, lease terms, encumbrances, and counterparty checks. Buyers can review the due diligence summary and engage independent counsel before signing.

Question 14

What documents will I sign?

Accepted Answer

Typical documents are the Subscription Agreement, the Shareholder Agreement, the Management Agreement, and the SPV's corporate documents. All are vetted by a Jakarta law firm and executed in front of a licensed Indonesian notary.

Question 15

What does the purchase process look like, step by step?

Accepted Answer

Discovery call, full documentation pack, KYC and AML, signed Subscription Agreement, capital transferred to escrow, SPV closing, and quarterly investor reporting from construction start. The full path takes roughly 3–4 weeks.

Question 16

Is my deposit refundable if the project cannot close?

Accepted Answer

Yes. Subscriptions are held in secured escrow. If a project cannot complete due to insufficient subscribers or failed due diligence, subscription amounts are returned in full.

Question 17

What protects investor capital?

Accepted Answer

Capital is held in secured escrow before construction commences, construction is delivered on a fixed-price contract removing cost-overrun risk, and financials are reviewed quarterly by an independent accountant.

Question 18

How are properties sourced?

Accepted Answer

Nusa partners with vetted Bali developers and builders. Site selection focuses on prime micro-locations, build quality, demonstrable rental demand, and a clear path to yield. Each project is underwritten on independent appraisal data.

Question 19

Can I visit a project before investing?

Accepted Answer

Yes. In-person site visits in Bali are encouraged, and virtual walkthroughs are available for international investors. We are happy to schedule both around your travel plans.

Question 20

What ongoing fees should I expect?

Accepted Answer

Operating costs, a special reserve for capital repairs, and the management fee are deducted from gross revenue before distribution. There are no hidden mark-ups on operating costs. Detailed line items are published in each project's prospectus and reconciled annually.

Question 21

How are returns paid?

Accepted Answer

Net operating profit is distributed annually in EUR after costs, taxes, and reserve contributions. Capital appreciation is realised on exit through sale of the asset or sale of the SPV shares. Target yields and the full distribution schedule are set out in the financial pack.

Question 22

Are returns guaranteed?

Accepted Answer

No. Forecasts are conservative and based on AirDNA data, comparable listings, and independent appraisals. Actual returns depend on occupancy, ADR, seasonality, and operating costs. Investors bear performance variance pro-rata.

Question 23

How are taxes handled on rental income?

Accepted Answer

Rental income is subject to Indonesian withholding tax, deducted at source before distribution. Investors are responsible for declaring income in their home jurisdiction. Nusa provides annual tax reporting documentation; consult your tax advisor for personal treatment.

Question 24

What taxes apply on exit or sale of shares?

Accepted Answer

Sale of PT PMA shares by a foreign shareholder typically carries a final tax of 5% on gross transfer value, subject to applicable tax treaty relief. Each project's prospectus includes a worked example.

Question 25

What about currency risk?

Accepted Answer

Guests are priced in EUR and revenues are received in IDR via the management agency. Costs are also in IDR, limiting net currency exposure for investors. Distributions are paid in EUR.

Question 26

Are the financials audited?

Accepted Answer

Investors receive quarterly reporting and an annual reconciliation. An independent accountant reviews the SPV's books, and full annual audits are available per the governance rules in the Shareholder Agreement.

Question 27

How is the property managed?

Accepted Answer

A licensed Bali management team contracted by Nusa handles housekeeping, maintenance, guest services, bookings, and compliance. Routine maintenance is funded from the Operating Fund and capital repairs from the Special Reserve Fund.

Question 28

How much will I be involved?

Accepted Answer

Not at all, unless you wish to be. Quarterly reports are sent to all investors; one annual meeting is held in person in Bali or by video. Decision-making on reserved matters is exercised through the Shareholder Agreement.

Question 29

Is the property insured?

Accepted Answer

Each project carries building, public liability, and business interruption insurance arranged by the SPV. Investors are encouraged to maintain personal travel and contents insurance for personal stays.

Question 30

What about security on site?

Accepted Answer

Projects include gated access, on-site security where applicable, CCTV coverage, and digital locks as standard. Community-level security measures support each location.

Question 31

Can I live in the villa or use it long term?

Accepted Answer

Our model is investment-led, not co-ownership with usage days. Visits by investors are accommodated on a limited basis through the management team. Long stays require appropriate Indonesian visas and permits - Nusa can point you to specialists but does not provide immigration services.

Question 32

Can I sell my shares before the end of the hold?

Accepted Answer

There are no forced early exit rights - this protects project stability for every shareholder. Private share transfers are permitted with Nusa approval and a right of first refusal for existing shareholders. Transfers typically complete within 30–45 days, subject to notary and regulatory steps.

Question 33

How is resale price set?

Accepted Answer

Sellers propose an asking price; market value, rental performance, comparable transactions, and remaining horizon influence pricing. Transfer taxes and administrative fees apply. Nusa facilitates but does not guarantee liquidity or timing.

Question 34

Can I pass my shares to heirs?

Accepted Answer

Yes, shares are inheritable. Because cross-border probate can be slow, we recommend executing both a domestic will in your home country and a separate Indonesian will to simplify transfer locally.

Question 35

Why invest in Bali now?

Accepted Answer

Bali combines durable tourism demand, constrained prime supply, improving infrastructure, and attractive relative pricing versus other global resort markets - a structural mix that supports both rental yield and capital appreciation over our investment horizon.

Dimension	Class A - Nusa Estates	Class B - Investors
Day-to-day operations	Runs construction, management, and reporting	Fully passive - no operational duties
Your economics	Management fee only, never a share of profit	100% of profit, appreciation, and exit proceeds
Major decisions	—	Voting rights on reserved matters, per the Shareholder Agreement

A small circle,
by introduction.

One project, one entity.

What is built into every project.

Secured escrow

Fixed-price build

Quarterly reporting

Annual investor meeting

Private transfers

No forced exit

From conversation to occupancy.

Discovery call

Documentation

KYC / AML

Close date

Construction start

Occupancy

Discovery call

Documentation

KYC / AML

Close date

Construction start

Occupancy

A few common questions.

Legal structure & ownership

Purchase process

Costs, returns & taxes

Usage & management

Exit & resale

Open a conversation.

A small circle, by introduction.

One project, one entity.

What is built into every project.

Secured escrow

Fixed-price build

Quarterly reporting

Annual investor meeting

Private transfers

No forced exit

From conversation to occupancy.

Discovery call

Documentation

KYC / AML

Close date

Construction start

Occupancy

Discovery call

Documentation

KYC / AML

Close date

Construction start

Occupancy

A few common questions.

Legal structure & ownership

Purchase process

Costs, returns & taxes

Usage & management

Exit & resale

Open a conversation.

A small circle,
by introduction.