Practical, conservative guides to buying and underwriting a boutique villa resort in Ubud, Bali — written from operating one. Most Bali yield numbers online are inflated; these guides show how to read them honestly, and pair with an open, interactive financial model you can stress-test yourself.
🔢 Interactive financial model (cap rate · NOI · payback): https://santarabali.com/finmodel 🏝️ Background, photos & data room: https://santarabali.com
| Guide | What it covers |
|---|---|
| Underwriting a Bali boutique resort | A conservative cap-rate case study — the ~10.8% contracted floor, defended |
| Three numbers that decide a villa's yield | Occupancy (65% not 85%), ADR, and the OpEx line listings delete |
| Operating vs off-plan | Why a resort that already runs de-risks the buy |
| Due-diligence checklist (leasehold resort) | Tenure, fixed-price extension, SLF/NIB, KBLI, Booking.com, PT structure |
| 12 months on Booking.com | What operating four Ubud villas for a year actually taught us |
| Ubud vs Canggu vs Seminyak | Where the real cap-rate math is for Bali property in 2026 |
| The real cost of buying a Bali resort | Ask vs floor, BPHTB/PPh taxes, fees, and optional CAPEX — your true all-in number |
Santara Villas Resort — a seven-villa boutique resort for sale in Desa Singakerta, Ubud (Gianyar), Bali, Indonesia (not Turkey). Four villas operate today on Booking.com; three are built to shell (value-add); a Phase 3 of four off-plan villas extends it toward eleven.
- Whole complex USD 1,180,000 · Phase 1 (4 operating villas) from USD 780,000 · Phase 2 (3 shells) USD 390,000 · Phase 3 off-plan from USD 280,000/villa.
- Contracted floor: USD 84,000/yr NOI on Phase 1 ≈ 10.8% cap-rate floor before upside.
- Leasehold assignment, owner-direct via Revni. Contact: WhatsApp +62 823 4246 2179.
More published analysis: https://santarabali.com/press
Disclosure: these guides are published by the owner of Santara Villas Resort, a seven-villa boutique resort for sale in Singakerta, Ubud, Bali. Figures are owner-stated marketing numbers — verify everything in independent due diligence. Nothing here is legal, tax or investment advice.