1-Bedroom Villa
USD 345,000
Reserve with a refundable USD 50,000 deposit · 7 Free Try nights gifted
- Villa
- 82 m²
- Land
- 200 m²
- Private pool
- 40 m²
Ownership · Jimbaran
Owning here is a managed relationship, not a set of keys
The team that built and sold Phase 1 operates the destination around your villa — and takes over the management friction the day your villa completes.
Villas & prices
What exactly you are buying
The current release: off-plan private-pool villas in the same estate as the delivered Phase 1. Two configurations, published prices.
2-Bedroom Villa
from USD 495,000
Reserve with a refundable USD 50,000 deposit · 7 Free Try nights gifted
- Villa
- 122–126 m²
- Land
- 250–287 m²
- Private pool
- 49–60 m²
16 sold of 28 · Villas in the estate
Legal structure
Secured long-term lease, extension pre-approved
The standard, bankable structure for foreign ownership in Bali — documented before you pay anything.
Long-term lease
Your villa is held on a secured long-term lease over titled land, with a pre-approved extension pathway set out in the contract.
Full documentation in due diligence
Land title, lease terms, build contract and the Development Status Schedule are provided for review before any payment.
Independent verification welcome
Bring your own lawyer or use an independent Bali counsel we can introduce — the documents are the same either way.
Path to purchase
From written enquiry to a managed villa
Five steps, each documented. Nothing is signed before the papers have been in your hands.
-
1
Written enquiry
You receive the current price list, floor plans and the ownership pack — in writing, in your language.
-
2
Documents & verification
Land title, lease terms, build contract and the Development Status Schedule — reviewed by your own or an independent Bali lawyer.
-
3
Reserve & Stay
A refundable USD 50,000 deposit fixes your villa and price, counts toward the purchase and includes a stay in the working estate.
-
4
Staged payments
The balance follows a payment schedule tied to construction milestones, set out in the sale contract.
-
5
Completion & handover
The villa enters professional management; you choose a participation mode annually. Villa buyers receive a 28-night programme, retail up to USD 7,750.
Construction payments
Five payments tied to documented milestones
The current illustrative schedule reaches 100% only when the villa is furnished, complete and handed over.
-
30%
Signed agreement · initial payment
-
20%
Foundation complete
-
20%
Walls and roof complete
-
20%
Interior finished
-
10%
Furniture installed · completion and key handover
USD 50,000
The Reserve & Stay booking deposit is credited against the 30% initial payment if you proceed.
11%
VAT is payable in addition to the listed price. The company bears notarial and registration costs.
15
months from the date cumulative payments reach 30%, with progress reports and a contractual handover.
The 30% initial payment is due within five banking days of signing, less any booking fee already paid. This is the current illustrative structure; the executed sale and construction agreement controls.
Included with the villa
The buyer mobility & experiences pack
Distances stop being your problem the day you buy. Transfers and island experiences are arranged for you through two established platforms.
Airport, met and driven
A private transfer between the airport and your villa for every owner stay in the first year: meet & greet at arrivals, a fixed price agreed upfront, and the vehicle class you choose. The airport is around ten minutes away.
The island, on your schedule
Chauffeured trips across Bali at fixed prices — Uluwatu, Ubud, Canggu, Nusa Dua — booked for you by the villa team through the GetTransfer platform, so a driver is a message away, not a negotiation.
Experiences, curated
A curated programme of island experiences through GetExperience: sunrise on Mount Batur, temples and rice terraces, surf coaching, diving. Assembled around your stay dates, booked before you land.
Delivered through the group’s mobility and experiences platforms: GetTransfer.com · GetExperience.com
Pack terms are confirmed in writing as part of the buyer pack.
Professional management
What the operator takes off your plate
From completion, the villa runs as part of the estate:
- Reservations, revenue management and guest operations
- Housekeeping, maintenance and day-to-day operating support
- Owner portal access and quarterly statements
- Personal-use pathways matched to how you plan to own
- An annual choice of participation option
- An operating destination around the villa that fills it
The operating team is led by Janick Couturier — Raffles, Burj Al Arab, The Ritz-Carlton, then twelve years in the Indonesian market. Meet the founder
Running costs and reporting
A fixed service fee with a written scope
The fee, reporting cycle and owner controls are stated before the villa enters operation.
1-Bedroom Villa
USD 350 / month
USD 4,200 per year
2-Bedroom Villa
USD 550 / month
USD 6,600 per year
Included in the service fee
- Annual land taxes, parking and security
- Water, sewer and refuse collection, plus pool cleaning
- Public internet, grounds and garden maintenance
- Preventive-maintenance administration and common-area upkeep
- Contribution to the furniture, fixtures and equipment replacement reserve
Owner Portal
Revenue, forward bookings, the owner calendar, occupancy, statements, invoices, inspection logs, reserve balance and tax certificates in one dashboard.
Records you can check
Monthly reporting, quarterly statements and property inspections, an annual condition report, and one owner-funded audit of your villa records each calendar year.
When income is paid
Rental income is paid quarterly in arrears, within 30 days of quarter-end, to the nominated owner account.
Resident owners pay the fee monthly and pay metered electricity during occupation. In Long Holidays and Pro, the fee is deducted from the quarterly distribution. The fee is reviewed every five years; the signed agreement controls.
Live. Stay. Earn.
Three participation modes, chosen annually
The written terms make the trade-off between personal use and rental income explicit.
Resident
Unlimited personal use. The villa stays outside the rental pool, with the service fee billed monthly.
Long Holidays
Rental participation with up to 60 owner-occupied nights each year and a 60% owner share of the pool.
Pro
The villa stays in the rental pool with a 65% owner share; owner stays are paid at the programme rate.
| Rental pool | Personal use | Income and running costs | |
|---|---|---|---|
| Resident | No | Unlimited | Service fee billed monthly; utilities metered |
| Long Holidays | Yes · 60% owner / 40% company | Up to 60 owner nights / year | Income quarterly; service fee deducted |
| Pro | Yes · 65% owner / 35% company | No free nights; owner stays at 20% off | Income quarterly; service fee deducted |
One programme is elected for each calendar year. Owner use is subject to availability, confirmed bookings and blackout periods. Both rental modes also include 15 last-minute nights and 15 family-and-friends nights at 20% off. The Owner Participation & Asset Management Agreement controls.
Illustrative returns
The five-year model, with the assumptions visible
A projection after construction and entry into an eligible rental programme. It is not operating history.
365
Available nights per year
68→75%
Modelled occupancy · Year 1 → Year 5
15%
Channel and OTA commission on gross revenue
40%
Management and operating fee on gross revenue
1-Bedroom Villa
USD 345,000
- Average selling rate · Year 1
- USD 400
- Owner net income · Year 1
- USD 44,800
- Owner net income · Year 5
- USD 59,900
- Cumulative owner net income · Years 1–5
- USD 261,500
Illustrative yield · Year 1 → Year 5
13→17.4%
2-Bedroom Villa
USD 495,000
- Average selling rate · Year 1
- USD 600
- Owner net income · Year 1
- USD 67,200
- Owner net income · Year 5
- USD 89,900
- Cumulative owner net income · Years 1–5
- USD 392,300
Illustrative yield · Year 1 → Year 5
13.6→18.2%
The model uses the listed villa price excluding VAT, 365 available nights and occupancy rising from 68% in Year 1 to 75% in Year 5. Channel costs and the management and operating fee are both deducted from gross rental revenue.
It excludes owner-use nights, tax in the owner’s jurisdiction and furnishing or capital expenditure beyond the delivered specification. The model values are rounded to the nearest USD 100.
These figures come from the current ROI-2026 model and are stated assumptions. They do not promise any level of income, occupancy, return, appreciation or resale value. Buyers should test every assumption with independent legal, tax and financial advisers before relying on it.
Proof of delivery
Phase 1 — built, sold, handed over
The only honest proof an off-plan buyer can get: the previous phase, delivered.
Pronoia is not a concept waiting for its first buyer. The first phase of villas is built, sold and occupied, and the destination — performance centre, recovery zone, restaurants, coworking — is open and staffed today.
The current release is the next off-plan phase of the same estate: 28 homes, of which 16 are already sold. Buyers receive a Development Status Schedule and full documentation as part of due diligence, and every villa enters professional management on completion.
Like for like
Design intent beside delivered proof
Matched viewpoints separate the current architectural visualisation from the completed Phase 1 photograph. The render communicates design intent; the photograph evidences what the same team has already delivered.
Pool façade
Kitchen
Phase 1 — built & sold
16 sold of 28 · Villas in the estate
The paper trail
What arrives in the pack
Every claim on this page exists as a document. This is what you hold before any payment:
- Current price list
- Floor plans
- Ownership pack
- Reserve & Stay terms
- Development Status Schedule
- Owner Participation Handbook
Ownership FAQ
The details buyers check
How do payments work?
The current illustrative schedule is 30% on the signed agreement, then 20% at foundation, 20% at walls and roof, 20% at interior finish and 10% at furnished handover. Any Reserve & Stay booking deposit is credited against the first payment. VAT is additional; the executed agreement controls.
Is the reservation deposit refundable?
Yes. The USD 50,000 Reserve & Stay deposit is refundable in full if you decide not to proceed after your stay.
Can I resell the villa?
Yes — the lease is transferable. The operator’s sales channel and the estate’s own waiting demand are available for resales; terms are set out in the documentation.
What are the running costs?
The current service fee is USD 350 per month for a 1-bedroom villa and USD 550 for a 2-bedroom villa. It covers the listed property services and replacement reserve. Resident utilities are metered separately; rental-programme fees are deducted from quarterly income.
Can I furnish or change the villa?
Villas are delivered turnkey to the estate standard, which protects rental quality across the pool. Personalisation requests are agreed with the operator case by case.
Who do I actually buy from?
From the estate’s developing entity, with the founder’s team on the other side of the table — the same people who delivered and now operate Phase 1. Corporate details are in the due diligence pack.
Do I need an Indonesian company or rental licence to receive income?
No local company or rental licence is required simply to receive quarterly distributions under the current owner-management structure. Standard AML, KYC and source-of-funds checks apply. Owners should take independent tax advice in their own jurisdiction; the signed agreement controls.
Blog
Continue reading
Buying safely 6 min read
Can Foreigners Buy Property in Bali? A Structure-by-Structure Decision Guide (2026)
Foreigners cannot hold Hak Milik directly, but that does not reduce every Bali purchase to one option. Use this matrix to test leasehold, Hak Pakai and PT PMA/HGB against your intended use and risk.
Read article
Buying safely 6 min read
Bali Property Due Diligence Checklist: 25 Checks Before You Pay a Deposit
Before paying a Bali property deposit, use these 25 checks to test the parcel, seller, approvals, build obligations, operating model and handover evidence.
Read article
Buying safely 6 min read
Buying an Off-Plan Villa in Bali: Milestones, Safeguards and Red Flags
Assess an off-plan Bali villa through documents and observable evidence. This guide covers land control, permits, specifications, payment triggers, delays, defects and handover.
Read articleEnquire to buy
Every enquiry is answered in writing with the current price list and documents — no calls unless you ask for one.
Written reply, usually within the hour.
Request villa details and current prices
Leave your details and you receive the current price list, floor plans, the ownership pack and the Reserve & Stay terms — in writing, in your language.