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
- Annual net yield
- ~14.8%
- 7-year total return
- ~172% (€68,784 on €40k)
- Annualised return
- ~15.3%
- Hold period
- 7 years
- Exit
- Refinance or sale at Year 7
- Management
- Fully outsourced — passive for investors
- Structure
- PT PMA SPV · Class A/B shares
Why Bali, why now.
Bali welcomed over 5 million international visitors in 2024, with forward bookings pointing to continued growth. The composition has shifted — guests stay longer, pay more for design-led property, and increasingly choose boutique wellness stays over branded resorts.
Demand is now overwhelmingly oriented toward wellness, nature-integrated, and design-conscious accommodation — precisely the segment we build for, and precisely what Ubud has anchored globally for two decades.
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.
- — Green 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 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
- €110–€125 / 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.
Walk through Ubud.
Scrub the thumbnails or click any frame for a closer look.
The numbers, in one glance.
Base case: 60% occupancy, €117.50 average nightly rate, 7-year hold. Full budget, revenue cases, per-year returns and appreciation schedule are in the downloadable pack.
Five-page PDF · budget, revenue cases, per-year returns, appreciation, risks
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 7-year investment horizon, eliminating lease continuity risk.
Investor protections
- — Capital held in secured escrow prior to construction.
- — Fixed-price construction contract — no cost overrun risk.
- — Quarterly financials reviewed by independent accountant.
- — Private share transfers allowed with Nusa approval.
- — Nusa right of first refusal on share transfers.
- — Annual investor meeting (Bali in person or video).
- — No early exit rights — protects project stability.
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 7-year hold, with clear options.
There are no forced early exit rights. At Year 7, three clean paths.
Refinance
Property valued ~€943k at Year 7. Refinance at 70–80% LTV returns investor capital in full. Property continues operating; Nusa launches Fund II.
Sale to individual buyer
Market sale at Year 7 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 | 8% appreciation modelled (below historical Bali average). Income yield alone covers most market alternatives. |
| 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
Nusa Estates co-invests through our Class A equity stake. Our long-term value is tied directly to project performance.
- 03
Conservative underwriting
We model at 60% occupancy and €117.50 ADR. Comparable Bali boutique properties routinely achieve 65–75% at €120–€140.
- 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
7-year hold. Clear options (refinance or sale). No ambiguity on timeline or mechanics.
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.
No commitment. By introduction only.