Beachfront Resort Hotel for Sale in Bali with Dive Center

About the location

• Kubu Reef — 6 minutes
• Gerombong dive site — 6 minutes
• Amed — 25 minutes
• Ngurah Rai International Airport — approximately 3 hours

Why Investing in This Property

Annual revenue is IDR 10 to 13 billion, broken down by activity — diving 32 percent, bungalows 31 percent, restaurant and bar 25 percent, tours and transport 8 percent, spa 4 percent. Five revenue streams, none of them carrying more than a third, is a genuinely resilient structure: a soft season for one does not sink the year.

The asset itself is strong, for three specific reasons.

The first is the lease. Eleven December 2070 is forty-four years away. In a market where most hospitality assets trade with twenty to thirty years remaining and lose liquidity as the clock runs down, forty-four years is exceptional. You could operate this resort for twenty years, take everything it gives, and still sell it with twenty-four years attached to a buyer who would consider that long. That single fact underpins the whole valuation.

The second is the diving, which is not a facility but the business. Thirty-two percent of revenue comes from the dive centre, and it sits on the Coral Triangle with two dive sites within six minutes of the door. Diving is the most reliable customer any resort in this part of Bali can have: divers book long stays, come back year after year, dive in the rain, and fill rooms in months when the beach-holiday market has gone home. A resort with a five-star dive operation on site is not competing with the villa market at all — it is selling something villas cannot.

The third is the structure. The resort comes with a PT PMA holding its permits, an operating team of fifty-six, established systems and limited day-to-day owner involvement. Buying a functioning organisation is worth a great deal more than buying buildings, particularly three hours from the airport where you cannot simply drop in.

A final word on the location, because it defines the product. Three hours from the airport is a long way, and this is not a weekend property and never will be. The guests who come to Kubu are divers, long-stay travellers and people specifically seeking the Bali that exists outside Canggu — black sand, volcanic mountains, villages, and evenings where nothing happens. That audience is smaller than the southern market and far more loyal, and it is growing as the south becomes harder work. Eleven thousand square metres of absolute beachfront with forty-four years on the lease does not come up in south Bali at any price, because it no longer exists there. Here it does, and that is the whole argument.

Additional information

• Operating beachfront resort on 11,000 m² of land — total built area 2,011 m², completed 2010: 1,312 m² closed, 239 m² open, 134 m² closed on the upper floor, 178 m² open above and 148 m² of pools
• 16 bungalows with ensuite bathroom, wardrobe, desk and private terrace, plus 2 further ensuite bedrooms currently used by the management team — beachfront restaurant and bar, 2 swimming pools facing the ocean, spa, laundry, reception and operational areas, staff facilities, tropical gardens, parking for cars, vans and bikes
• Fully operational PADI 5-Star dive centre on site, with Kubu Reef and the Gerombong dive site both 6 minutes away on the Coral Triangle
• USD 2,500,000 — leasehold until 11 December 2070, forty-four years and three months from today
• Annual revenue of approximately IDR 10–13 billion, broken down as diving 32%, bungalows 31%, restaurant and bar 25%, tours and transport 8%, spa 4%
• The sale transfers the lease over the full 11,000 m², all buildings and infrastructure, restaurant, dive centre, spa and laundry equipment, branding, website, OTA accounts and social media, operating systems, the trained team of 56, and the PT PMA holding the permits and licences
• Zoning pink — tourism and commercial. Building permit IMB, which was the applicable regime for a 2010 building
• Water from a deep well
• Amed 25 minutes — Ngurah Rai International Airport approximately 3 hours