The Ubud Wellness Bungalows
In one page.
A private offering to a select group of thirteen investors.
- Project
- 5 wellness one-bedroom bungalows above the Ubud jungle, Bali
- Total raise
- €550,000
- Your investment
- €40,000 per share
- Hold period
- Medium-term - detailed in the financial pack
- Exit
- Refinance or sale at end of hold - see financial pack
- Management
- Fully outsourced - passive for investors
- Structure
- PT PMA SPV · Class A/B shares
Why Bali, why now.
Demand is now overwhelmingly oriented toward wellness, nature-integrated, and design-conscious accommodation - precisely the segment we build for, and what Ubud has anchored globally for two decades. For the full picture on visitor growth and how the market has shifted, see our Why Bali guide.
Why Ubud, specifically.
The parcel sits on a jungle ridge in the Gianyar regency, a short drive north of central Ubud, above the river valley and away from the town's traffic.
- Pink Zone confirmed - legally cleared for boutique tourism accommodation.
- Uninterrupted jungle and river views - a scarce inventory, protected by topography.
- Ten minutes to Ubud's yoga, spa, and wellness ecosystem; forty minutes to the coast.
- Ubud is the highest-ADR wellness market in Bali, with the longest average length of stay.
- Small ridge parcels of this kind rarely come to market - most land is family-held rice terrace.
Comparables. Boutique jungle-view retreats across Sayan, Payangan, and Tegalalang routinely achieve €180–€280 ADR at 70%+ occupancy. Our underwriting sits well below these benchmarks.
Ubud, in context.
The global home of wellness travel. For two decades Ubud has anchored the wellness-tourism map - yoga, breathwork, plant medicine, spa, and long-stay retreats. Guests come with intent and stay longer than anywhere else on the island.
A jungle setting, not a resort strip. The parcel is perched on a ridge above a river gorge, wrapped in coconut palms, banyan, and secondary rainforest. Neighbouring land is held by local families rather than aggregated by speculators - one of the reasons ridge inventory this good remains rare.
A cultural and creative anchor. Ubud's proximity to temples, artisan villages, and daily ceremony gives the location a depth that coastal Bali cannot replicate - and it is precisely this that supports year-round demand from wellness and long-stay travellers.
A permitted tourism zone. The parcel sits inside a zone that permits licensed boutique tourism operation under current Indonesian planning law. Zoning is confirmed on the parcel-level land-use certificate and vetted by our Jakarta counsel before capital is called.
Five bungalows, considered.
Designed for couples, honeymooners, wellness travellers and remote workers.
- Units
- 5 × one-bedroom wellness bungalows
- Land
- 10 ares (~1,000 m²) jungle-ridge parcel (28-year secured leasehold)
- Build area
- ~300 sqm total
- Architecture
- Tropical minimalist - stone, teak, alang-alang, natural materials
- Wellness programme
- Yoga deck · cold plunge & sauna · sound-healing pavilion
- Target guest
- Couples, honeymooners, wellness retreat guests, long-stay creatives
- Official nightly rate
- €85–€105 / night
- Target occupancy
- 60% (conservative)
We are not building the largest or most expensive product on the market. We are building the most considered wellness product at our price point - designed to maximise guest experience, perceived value, and operational simplicity.
Built from the island, not shipped to it.
Every material on site serves the climate first - durability and breathability before mood-board finish.
Volcanic stone
Locally quarried, used underfoot and in the bathing areas - cool in the heat, and it only grows more characterful with weather and use.
Teak
Structural framing, joinery, and furniture - a tropical hardwood chosen for its resistance to humidity and insects without chemical treatment.
Alang-alang thatch
The traditional Balinese roofing material, prized for natural insulation against the tropical sun and replaced on a maintenance cycle rather than engineered for permanence.
Lime plaster & brass
Breathable natural render on every wall, with brass fixtures left to patina rather than polished - materials meant to show their age.
Walk through Ubud.
The site, the architecture, and the interiors - up close.
The numbers, in one glance.
Base case assumptions, full budget, revenue cases, per-year returns, target yield and appreciation schedule are set out in the downloadable financial pack.
Full budget, revenue cases, per-year returns, target yield, and appreciation schedule - five pages, password-protected.
Five-page PDF · budget, revenue cases, per-year returns, appreciation, risks
The financial pack is password-protected. Access is shared personally on the discovery call or after joining the waiting list.
Clean, conventional, documented.
Each project operates through a dedicated Indonesian PT PMA (foreign investment company) structured as a Special Purpose Vehicle. The Project Two entity is Nusa Ubud One PT PMA, with Class A shares held by Nusa Estates and Class B shares held by investors.
- Class B - investors. 13 shares × €40,000. 100% of net operating profit. Pro-rata capital appreciation on exit. Quarterly reporting. Annual investor meeting.
- Class A - Nusa Estates. Management and operational control. No economic rights from operations; equity appreciation rights only on Nusa's retained stake.
The land is secured under a 28-year leasehold in the PT PMA's name, with priority renewal at independently benchmarked market valuation. The 28-year term significantly exceeds the investment horizon, eliminating lease continuity risk.
Investor protections
Secured escrow
Capital held in escrow until construction begins.
Fixed-price build
No cost-overrun risk to investors.
Quarterly reporting
Financial statements reviewed by an independent accountant.
Annual meeting
In person in Bali, or by video.
Private transfers
Permitted with Nusa approval and right of first refusal.
No forced exit
Protects project stability for every shareholder.
Fully outsourced. Quietly run.
Nusa Estates does not operate daily hospitality internally. All day-to-day operations are outsourced to a professional, locally established Bali property management agency - guest communication, housekeeping, maintenance, OTA listing management, check-in logistics, and local compliance.
Nusa retains brand direction, marketing strategy, investor relations and strategic decisions (pricing, platform mix, major capital expenditure). This keeps operational complexity low and investor risk minimal.
OTA strategy. Airbnb primary, Booking.com secondary, direct bookings targeted at 20% by Year 3. Dynamic pricing managed by the agency; floor €95, peak €140–€160.
A defined hold, with clear options.
There are no forced early exit rights. At the end of the hold, three clean paths.
Refinance
At the end of the hold period, refinancing at conservative LTV is designed to return investor capital in full while the property continues operating.
Sale to individual buyer
Market sale at prevailing valuation. Net proceeds distributed pro-rata to all shareholders after transaction costs. Clean exit for all investors.
Strategic acquisition
A larger hospitality group or investment platform acquires the asset at a premium. Possible once Nusa has established brand value across multiple properties.
All investments carry risk.
The principal risks, and how they are mitigated.
| Risk | Mitigation |
|---|---|
| Construction delays | Fixed-price contract, resident engineer, €40k contingency buffer. |
| Occupancy below 60% | Conservative underwriting (60% vs Bali median 65%+). Break-even at ~42% occupancy. |
| Regulatory changes | Pink Zone confirmed. PT PMA established with Indonesian corporate lawyer. |
| Property market decline | Appreciation modelled below the historical Bali average - detail in the financial pack. |
| Currency risk (EUR/IDR) | Guests priced in EUR. Revenue and costs both in IDR limits net exposure. |
| Management underperformance | Agency contract includes minimum occupancy targets and replacement clauses. |
Break-even occupancy: 42% - well below the conservative underwriting of 60%.
Six reasons.
- 01
Transparent structure
No hidden fees. No complex waterfall. 100% of operating profit to investors.
- 02
Skin in the game
We hold equity in every project we build, not just a management fee. If Ubud underperforms, so do we.
- 03
Conservative underwriting
Assumptions are set deliberately below comparable market performance - not a sales figure to beat later. Full model in the financial pack.
- 04
Right location, right timing
Ubud's ridge-view inventory is scarce and protected by topography, and wellness demand keeps compounding. We are buying rare land in a market with structural pricing power.
- 05
Fully passive
You invest. We build, manage, report and distribute. Quarterly updates, annual dividends.
- 06
Clean exit
A defined hold with clear exit mechanics - refinance or sale. Full timeline in the offering documents.
Join the waitlist for Project Two.
We share full documentation only with names on the waitlist, in the order they joined. A short message is all we need to add you.
New to Nusa? Start with the waitlist. Already reviewed the figures? Book a call directly.
One-page PDF · figures, structure, timeline
This document is password-protected. Access is shared personally on the discovery call or after joining the waiting list.
No commitment. By introduction only.