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The project · Uluwatu, Bali

Feels like a villa.
Performs like an asset.

A turnkey development of loft-style villas next to the most beautiful beaches in the south of Bali. Premium materials, sea views from every villa, and a fixed-cost lease extension.

Talk to the team See the returns model
Why here

The fastest-growing corner of Bali

Uluwatu is the southernmost tip of the island: five minutes from the best beaches, surf, restaurants and pristine marine life, surrounded by cliffs over the Indian Ocean.

Tripadvisor destination
#1
in the world · 2026 awards
Foreign arrivals · 2025
6.95M
all-time record · +9.7% vs 2024
Bali economic growth
5.82%
2025 · highest in 7 years
Prime Uluwatu land
+15–20%
per year since 2021

Sources: Tripadvisor Travelers’ Choice Awards 2026, BPS (Bali Province Statistics), Bali property market reports 2025–2026.

You can't buy the ocean. You can buy this view.

Location

Everything checked, before you ask

  • 20–60 minutes from Bali International Airport
  • Utilities ready: water, electricity and internet
  • Non-floodable area, far away from the volcano
  • Easy access from the main road
  • Residential and vacation licenses in place
  • Yellow zone: fully legal construction
  • Delivery by the end of 2026
Beach below the Uluwatu cliffs, Bali
The villa

The ocean from your bed, Bali on your doorstep

Each villa is positioned so that none blocks another's views, on generous plots that keep every villa private.

Land122 m² · 23-yr leasehold + 25-yr extension
Built area100 m²
Bedrooms1
Bathrooms1
Private poolYes
Deck & outdoor areaYes
Sea viewYes
Parking1 car & 2 bikes
Petrichor villa render — pool deck, kitchen and bedroom
Villa interior with jungle and sea views
Design & materials

True luxury stands the test of time

In a market where most builds prioritize margin over quality, our villas use only top-grade materials, chosen for lasting beauty and durability.

Exterior ·

  • Natural stone cladding on walls and facades, locally sourced with protective coating
  • Ulin ironwood decking, naturally water- and termite-resistant
  • Polished cement pool finish (Mapei), waterproof and architectural
  • Dulux exterior series UV-resistant paint
  • Bengkirai wood ceilings and window frames

Interior ·

  • Large-format porcelain flooring (1200×600 mm), matte, seamless joints
  • Handcrafted terrazzo countertops with natural aggregates
  • Natural veneer cabinetry, real wood warmth
  • Quadra stone kitchen top, scratch-resistant composite
  • 10 mm tempered glass in solid wood frames, full-height openings

Bathroom ·

  • Toto wall-hung toilet, minimalist and space-saving
  • Roca freestanding acrylic tub, European luxury standard
  • Paloma rain shower with mixer, spa experience
  • Custom terrazzo & veneer vanity
  • Paloma stainless-steel accessories throughout

Petrichor: the scent of rain on dry earth. And a very sound investment.

About us

The team behind Petrichor

MP

Marc Piwko

Design & Marketing

With a strategic mindset and creative vision, Marc leads the design process: spaces that are visually stunning, functional, and aligned with investor goals.

JT

Josef Tylli

Project Director

No stranger to managing and developing real estate, Josef currently oversees a portfolio of over 20 luxury properties in Marbella and Madrid.

M

Mayra

Development Partner

Over a decade designing and building luxury properties, with projects recognized for exceptional returns and high-margin rentals leading the market.

Portfolio — loft living room
Portfolio — kitchen and dining
Portfolio — vertical garden courtyard
Portfolio — entrance with brick wall
Portfolio — bedroom
Portfolio — teak pivot door
Portfolio — staircase detail
Portfolio — double-height green wall
The numbers

Passive income of ~€29,000 a year

Around €2,400 a month at 70% occupancy and €150 a night, below the area's real €200–230 rates. Deliberately conservative.

Pre-sale price
€200,000
per villa · ~+25% at handover
Total net income
~3.8×
over the 23-year lease
Break-even
Year 9
capital recovered
Worst case
Profitable
even at 50% occupancy

Similar projects by the same builder currently run at 92% occupancy.

See it scenario by scenario, from 80% down to a COVID-style year.

Explore the returns model
Why us

Petrichor vs. the rest

Petrichor

  • More land: 1.22 are per villa
  • 23 + 25 years, extension cost fixed today
  • Premium, brand-name finishes
  • Sea view
  • Key location, minutes from the beaches

Others

  • 1 are plots
  • No extension available
  • Margin-making qualities
  • Sea view
  • Random location
FAQ

Frequently asked questions

Is it legal for a foreigner to lease land and build?
Yes, completely legal, under your name or the company you choose. As is standard in Bali, the project cost includes the first 23 years of the land lease. What sets this project apart is that the cost of the 25-year extension is fixed today: the market price is determined by the average valuation of the three largest real estate companies at that time.
Do I need to go to Bali to develop the project?
No. We handle the establishment of the company and each investor can be integrated without coming here — every process can be carried out online. You are of course welcome to visit at any time.
Who handles the construction?
We manage the entire process: licenses, construction, problem resolution. The build is carried out by one of the best construction companies in Bali, and you receive monthly reports with videos, photos and progress details via WhatsApp and email.
What licenses are needed?
Construction and commercial operation licenses. The final price includes the construction license, and we can help you obtain the commercial operation license — a detail many developers do not include. Be cautious when comparing projects.
How does the construction license process work?
Under the new law the license is called SLF and is processed once 50% of the project is complete, typically issued 3–6 months after construction finishes. Villas can operate while it is in process. The vacation-rental license is separate and is obtained alongside the creation of the company.
What does management cost?
Staff and vacation-rental management are included in the economic plan at 20% of income for the comprehensive operation. A lower rate may be possible when multiple villas are managed by a single agency.
What do taxes look like?
You will have a bank account in Indonesia — or wherever you prefer — and can receive profits there, with a card that works worldwide. If you repatriate funds, you declare the difference at home (e.g. in Spain, the remainder above the 10% already paid in Indonesia). We recommend consulting your tax advisor.
What if I want to sell?
You can sell your villa whenever you wish, and we can assist you with the process. Resale value is strongest in years 5–15, while a long lease term remains ahead.
What occupancy should I expect?
For this type of product, 75–80% on average. Even poorly managed properties in Bali run around 60%, and this area has high or mid-high season all year round. Similar projects by the same operator currently run at 92% occupancy.

Interested in a villa? Let's talk.

Ask us anything about the returns, the lease, or how to reserve a unit.

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