Located in Lodtunduh, Gianyar, this resort presents a long-term hospitality investment opportunity in a peaceful and strategic area close to Ubud.
Surrounded by tropical nature, the property offers a combination of private villas, hotel-style accommodation, swimming pools, restaurant facilities, and additional land suitable for potential future development.
The resort consists of 6 one-bedroom private villas with gardens and private pools, 1 two-bedroom private villa with a private pool, and 16 hotel-style rooms.
The property also features 1 restaurant, 2 shared swimming pools, and additional vacant land that may provide potential for further development, subject to applicable approvals and regulations.
Some rooms require renovation or refurbishment, providing an opportunity for the operator to reposition the property, improve room quality, and potentially increase average daily rates.
The property is offered on a 10-year leasehold structure, with the first 3 years payable upfront.
🇹🇷 MÜLK TANITIMI
Gianyar, Lodtunduh bölgesinde yer alan bu resort, Ubud’a yakınlığı ve huzurlu doğal çevresi sayesinde uzun vadeli konaklama işletmesi için bir yatırım fırsatı sunmaktadır.
Tesis; özel villalar, otel tipi odalar, yüzme havuzları, restoran ve gelecekte geliştirilebilecek ek arazi alanlarını bir arada sunmaktadır.
Tesiste 6 adet bahçeli ve özel havuzlu 1 yatak odalı private villa, 1 adet özel havuzlu 2 yatak odalı private villa ve 16 adet otel tipi oda bulunmaktadır.
Ayrıca 1 restoran, 2 ortak yüzme havuzu ve ek geliştirme için değerlendirilebilecek boş arazi alanıbulunmaktadır. Ek geliştirmeler ilgili izin ve mevzuatlara tabi olacaktır.
Bazı odalarda tadilat ve yenileme ihtiyacı bulunmaktadır. Bu durum, işletmecinin tesisi yeniden konumlandırması, oda kalitesini artırması ve potansiyel olarak gecelik fiyatları yükseltmesi için fırsat yaratabilir.
Tesis 10 yıllık leasehold modeliyle kiralanmaktadır ve ilk 3 yıllık kira bedeli peşin olarak ödenecektir.
🏠 PROPERTY DETAILS / GAYRİMENKUL DETAYLARI
Feature
Details
Location
Lodtunduh, Gianyar, Bali
Property Type
Resort / Hospitality Property
Ownership Structure
Leasehold
Total Lease Period
10 Years
Total Keys
23 Units
1-Bedroom Private Villas
6 Units
2-Bedroom Private Villa
1 Unit
Hotel-Style Rooms
16 Units
Private Pools
7 Pools
Shared Swimming Pools
2 Pools
Restaurant
1 Unit
Garden
Available
Additional Land
Available for potential expansion
Condition
Some rooms require renovation
Rental Model
Daily Short-Term Hospitality
Annual Lease Equivalent
IDR 2.2 Billion
First Payment
First 3 Years Upfront
Initial Upfront Payment
IDR 6.6 Billion
Total 10-Year Lease Value
IDR 22 Billion
📍 LOCATION HIGHLIGHTS
✔ Strategic location in Lodtunduh, Gianyar
✔ Close to Ubud
✔ Peaceful tropical surroundings
✔ Suitable for resort and hospitality operations
✔ 23 accommodation units
✔ Multiple private swimming pools
✔ 2 shared swimming pools
✔ Existing restaurant
✔ Additional land for potential expansion
✔ Potential for renovation and repositioning
✔ Suitable for boutique resort concept
✔ Suitable for wellness and retreat concepts
💰 LEASE STRUCTURE / KİRA YAPISI
🇬🇧 English
• Lease Period: 10 Years
• Annual Lease Equivalent: IDR 2,200,000,000
• Total 10-Year Lease Value: IDR 22,000,000,000
≈ USD 1.23 Million
• First 3 Years Payment: IDR 6,600,000,000 Upfront
≈ USD 370,200
• Remaining 7 years are payable according to the payment schedule agreed in the lease contract.
🇹🇷 Türkçe
• Kira Süresi: 10 Yıl
• Yıllık Kira Karşılığı: 2.200.000.000 IDR
• 10 Yıllık Toplam Kira Değeri: 22.000.000.000 IDR
≈ 1,23 Milyon USD
• İlk 3 Yıllık Ödeme: 6.600.000.000 IDR Peşin
≈ 370.200 USD
• Kalan 7 yıllık kira bedeli, kira sözleşmesinde taraflar arasında kararlaştırılacak ödeme planına göre ödenecektir.
🛏️ DYNAMIC DAILY RENTAL ASSUMPTION
The property can apply a dynamic pricing strategy based on accommodation type, seasonality, demand, and booking period.
Accommodation Type
Estimated ADR
6 × 1-Bedroom Private Villas
IDR 1,500,000 / night
1 × 2-Bedroom Private Villa
IDR 2,500,000 / night
16 × Hotel-Style Rooms
IDR 900,000 / night
Estimated Blended ADR
Based on the accommodation mix, the projected full-capacity daily accommodation revenue is:
IDR 23,300,000 / night
The current ADR assumptions are maintained for this revised projection.
📊 OCCUPANCY ASSUMPTION
➡️ Annual Average Occupancy: 80%
The revised projection assumes an average annual occupancy of approximately 80%, while maintaining the current ADR assumptions.
This represents a stronger operating scenario and assumes effective property management, marketing, distribution, pricing strategy, guest reviews, and sufficient room availability.
Actual occupancy may vary depending on seasonality, property condition, renovation quality, pricing, management performance, tourism demand, competition, and market conditions.
📊 ANNUAL GROSS REVENUE
Full Capacity Revenue
6 × 1-Bedroom Villas:
6 × IDR 1,500,000 × 365
= IDR 3,285,000,000
1 × 2-Bedroom Villa:
1 × IDR 2,500,000 × 365
= IDR 912,500,000
16 × Hotel Rooms:
16 × IDR 900,000 × 365
= IDR 5,256,000,000
Total Full Capacity Revenue
➡️ IDR 9,453,500,000 / year
Revenue at 80% Occupancy
IDR 9,453,500,000 × 80%
➡️ IDR 7,562,800,000 / year
≈ USD 423,000 / year
💸 OPERATING COSTS
For this initial projection, operating expenses are estimated at approximately 35% of gross accommodation revenue.
This estimated operating cost may include:
✔ Staff salaries
✔ Electricity & water
✔ Cleaning & laundry
✔ Pool & garden maintenance
✔ OTA commissions
✔ Marketing
✔ Minor repairs
✔ Administration
✔ Consumables
✔ General operational expenses
Estimated Operating Expenses
IDR 7,562,800,000 × 35%
➡️ IDR 2,646,980,000 / year
🏢 LEASE COST
Annual Lease Equivalent
➡️ IDR 2,200,000,000 / year
Initial Upfront Payment
The owner requires the first 3 years of the lease to be paid upfront:
3 × IDR 2,200,000,000
➡️ IDR 6,600,000,000 upfront
Total 10-Year Lease Commitment
10 × IDR 2,200,000,000
➡️ IDR 22,000,000,000
💸 TOTAL ANNUAL EXPENSES
Description
IDR
Annual Lease Equivalent
2,200,000,000
Estimated Operating Expenses
2,646,980,000
TOTAL ANNUAL EXPENSES
4,846,980,000
🧮 NET PROFIT ANALYSIS
Description
IDR
Annual Gross Revenue
7,562,800,000
Annual Lease Equivalent
-2,200,000,000
Operating Expenses
-2,646,980,000
ESTIMATED NET PROFIT
2,715,820,000
➡️ Estimated Net Profit: ± IDR 2.72 Billion / year
≈ USD 152,000 / year
📈 ROI ANALYSIS
Total 10-Year Lease Investment
10 Years × IDR 2,200,000,000
➡️ IDR 22,000,000,000
≈ USD 1.23 Million
Initial Cash Requirement
First 3 Years:
➡️ IDR 6,600,000,000 upfront
≈ USD 370,200
Estimated Annual Net Profit
➡️ IDR 2,715,820,000 / year
≈ USD 152,000 / year
Estimated Net ROI on Total Lease Value
IDR 2,715,820,000 ÷ IDR 22,000,000,000
➡️ ~12.3% Net ROI / Year
Estimated Simple Payback Period
Based on the projected annual net profit and the total 10-year lease value:
➡️ ~8.1 Years
Under the current 80% occupancy and existing ADR assumptions, the projected operating profit could theoretically recover the IDR 22 Billion total lease commitment within approximately 8.1 years, leaving approximately 1.9 years within the 10-year lease period after simple payback.
Important: This is a simple payback calculation and does not account for initial renovation costs, taxes, financing costs, transaction costs, replacement capex, working capital requirements, or changes in revenue and operating expenses over time.
💡 INVESTMENT OPTIMIZATION STRATEGY
1. Renovation & Repositioning
Some rooms require renovation and refurbishment.
Improving:
✔ Interior design
✔ Bathrooms
✔ Furniture
✔ Bedding
✔ Lighting
✔ Landscaping
can potentially support higher room rates and stronger guest reviews.
2. Dynamic Pricing
The current projection maintains the existing ADR assumptions.
Additional upside may potentially be generated through:
✔ Low-season pricing
✔ Mid-season pricing
✔ High-season pricing
✔ Peak-season pricing
✔ Weekend rates
✔ Public holiday rates
✔ Premium villa pricing
3. Villa Premium Positioning
The private-pool villas can be marketed as premium accommodation with higher ADR than standard hotel rooms.
Potential packages can include:
✔ Romantic stays
✔ Honeymoon packages
✔ Private pool experiences
✔ Long-stay packages
✔ Wellness retreats
4. Additional Revenue Streams
The resort has potential for additional income through:
✔ Restaurant & F&B
✔ Breakfast
✔ Airport transfers
✔ Motorbike rental
✔ Tours & activities
✔ Spa & wellness
✔ Yoga
✔ Retreat programs
✔ Private events
✔ Long-stay packages
These additional revenue streams are not included in the base accommodation revenue projection.
Successful implementation could therefore provide additional revenue beyond the projected accommodation income.
5. Additional Land Development
The available vacant land may provide potential for additional accommodation or supporting facilities, subject to applicable regulations and approvals.
Additional development could potentially increase the property’s future revenue-generating capacity.
6. Lease Negotiation
The IDR 2.2 Billion annual lease equivalent remains one of the largest fixed expenses.
Negotiating:
✔ Longer lease protection
✔ Favorable renewal terms
✔ Renovation grace period
✔ Flexible payment schedule
✔ Fixed annual rate
could further improve the investment economics.
⭐ INVESTMENT HIGHLIGHTS
🇬🇧 English
✔ Strategic Lodtunduh location
✔ Close to Ubud
✔ 10-year leasehold opportunity
✔ IDR 22 Billion total lease value
✔ First 3 years payable upfront
✔ IDR 6.6 Billion initial payment
✔ 23 accommodation units
✔ 6 one-bedroom private villas
✔ 1 two-bedroom private villa
✔ 16 hotel-style rooms
✔ Private pools for all villas
✔ 2 shared swimming pools
✔ Restaurant facility
✔ Additional land for potential expansion
✔ Peaceful tropical environment
✔ Suitable for boutique resort operation
✔ Renovation and repositioning opportunity
✔ Multiple potential revenue streams
✔ Dynamic pricing opportunity
✔ Potential wellness and retreat concept
✔ Projected 80% average occupancy scenario
✔ Projected net profit of approximately IDR 2.72 Billion/year
✔ Projected net ROI of approximately 12.3%/year
✔ Estimated simple payback of approximately 8.1 years
🇹🇷 Türkçe
✔ Stratejik Lodtunduh konumu
✔ Ubud’a yakın
✔ 10 yıllık leasehold fırsatı
✔ 22 Milyar IDR toplam kira değeri
✔ İlk 3 yıl peşin ödeme
✔ 6,6 Milyar IDR başlangıç ödemesi
✔ Toplam 23 konaklama ünitesi
✔ 6 adet 1 yatak odalı private villa
✔ 1 adet 2 yatak odalı private villa
✔ 16 adet otel tipi oda
✔ Tüm villalarda özel havuz
✔ 2 ortak yüzme havuzu
✔ Restoran
✔ Ek geliştirme için uygun boş arazi
✔ Huzurlu tropikal çevre
✔ Butik resort işletmesi için uygun
✔ Tadilat ve yeniden konumlandırma fırsatı
✔ Birden fazla ek gelir kaynağı
✔ Dinamik fiyatlandırma fırsatı
✔ Wellness ve retreat konseptine uygun
✔ %80 ortalama doluluk senaryosu
✔ Yaklaşık 2,72 Milyar IDR yıllık tahmini net kâr
✔ Yaklaşık %12,3 yıllık net ROI
✔ Yaklaşık 8,1 yıllık basit geri ödeme süresi
⚠️ IMPORTANT DISCLAIMER
🇬🇧 English
Property information and specifications are based on information provided by the property owner/agent. Buyers and investors are advised to conduct independent legal, title, licensing, zoning, building, financial, and technical due diligence before entering into any transaction.
The stated lease price and payment structure are subject to confirmation with the property owner and final lease agreement.
The financial projections above are illustrative estimates only and do not guarantee future income or investment returns.
The revised projection is based on:
• 80% average annual occupancy
• IDR 1.5M ADR for 1-bedroom private villas
• IDR 2.5M ADR for the 2-bedroom private villa
• IDR 900K ADR for hotel-style rooms
• Estimated operating expenses of 35%
• Annual lease equivalent of IDR 2.2B
• Total 10-year lease value of IDR 22B
The first 3 years require an upfront payment of IDR 6.6B, while the remaining 7 years are subject to the agreed payment schedule.
Actual performance may vary significantly depending on occupancy, seasonality, room rates, renovation costs, OTA commissions, staffing, utilities, maintenance, management, marketing, taxes, licensing, competition, and other operating expenses.
The 80% occupancy assumption represents a projected operating scenario and should not be interpreted as guaranteed occupancy.
The ROI and payback calculations are simplified estimates based on the assumptions stated above. They do not include potential capital appreciation, financing costs, transaction costs, taxes not included in operating expenses, renovation/capital expenditure, working capital, or additional revenue from restaurant, wellness, events, or future development.
🇹🇷 Türkçe
Gayrimenkul bilgileri ve özellikleri mülk sahibi/acente tarafından sağlanan bilgilere dayanmaktadır. Yatırımcıların işlem öncesinde tapu, ruhsat, imar, yapı, finansal ve diğer hukuki/teknik konularda bağımsız bir inceleme yapmaları tavsiye edilir.
Belirtilen kira bedeli ve ödeme yapısı mülk sahibi ve nihai kira sözleşmesi ile teyit edilmelidir.
Yukarıdaki finansal projeksiyonlar yalnızca tahmini değerlerdir ve gelecekte garanti edilmiş gelir veya yatırım getirisi anlamına gelmez.
Revize edilen projeksiyon aşağıdaki varsayımlara dayanmaktadır:
• Yıllık ortalama %80 doluluk
• 1 yatak odalı private villalar için 1,5 M IDR ADR
• 2 yatak odalı private villa için 2,5 M IDR ADR
• Otel tipi odalar için 900.000 IDR ADR
• Tahmini %35 işletme gideri
• Yıllık 2,2 Milyar IDR kira karşılığı
• 10 yıllık toplam 22 Milyar IDR kira değeri
İlk 3 yıllık kira bedeli olan 6,6 Milyar IDR peşin ödenecek olup, kalan 7 yıllık ödeme kira sözleşmesinde kararlaştırılacak ödeme planına göre yapılacaktır.
Gerçek sonuçlar doluluk, sezonluk değişimler, oda fiyatları, tadilat maliyetleri, OTA komisyonları, personel, elektrik ve su, bakım, yönetim, pazarlama, vergiler, ruhsatlar, rekabet koşulları ve diğer işletme giderlerine göre önemli ölçüde değişebilir.
%80 doluluk varsayımı yalnızca projeksiyon amaçlı bir işletme senaryosudur ve garanti edilmiş doluluk oranı olarak değerlendirilmemelidir.
ROI ve geri ödeme süresi hesaplamaları yukarıda belirtilen varsayımlara dayanan basitleştirilmiş tahminlerdir. Gelecekteki değer artışı, finansman maliyetleri, işlem masrafları, projeksiyona dahil edilmeyen vergiler, tadilat/sermaye harcamaları, işletme sermayesi veya restoran, wellness, etkinlik ve gelecekteki ek geliştirmelerden elde edilebilecek ek gelirler hesaba dahil edilmemiştir.
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