Luxury Retreat & Hospitality Estate with Ocean Views in North Bali

About the location

• Ponjok Batu Beach — 3 minutes by car
• Lovina Beach — 1 hour
• Amed — 1 hour 30
• Ngurah Rai International Airport — 3 hours

Why Investing in This Property

The forecast is approximately EUR 100,000 net per year after commissions and taxes, against a purchase price of EUR 2,000,000. That is five percent net. Across nine keys it works out at around EUR 11,000 per key per year — a forecast built on costed staff, food, commissions and tax rather than on a nightly rate multiplied by 365.

What you are buying beyond the buildings is the part that usually takes two years and breaks most first-time operators. A PT PMA already incorporated. A management team and trained staff already in place. Travel agency relationships and retreat partnerships already made. In Bali, assembling those from scratch — company, licences, bank accounts, hiring, training, distribution — routinely takes eighteen months of somebody's life before the first guest arrives. Buying them assembled is worth real money and it is the strongest argument here.

The product itself is coherent, which matters more than it sounds. Nine keys with a restaurant, a spa, a 120 m² yoga shala and a 22-metre pool is precisely the scale at which a retreat works: small enough to be bought out entirely by a single group, large enough to run a programme and carry a kitchen. Private buyouts are the most profitable business in wellness hospitality — one client, one price, no channel commission, full occupancy — and a nine-key estate with a shala and a restaurant is built for exactly that.

North Bali is the other half of the proposition. This is three hours from the airport. That rules out the weekend market, the stopover market and anybody who books at short notice. What it does not rule out — and in fact selects for — is the retreat guest, who arrives for seven or ten days, books months ahead, and actively wants to be far from Seminyak. That is the ideal customer for a business like this: long stays, no turnover costs, full-board spend, and no competition from a hundred villas down the road.

And the setting delivers what that guest is paying for. Volcanic mountains, waterfalls, jungle, black sand beaches, and villages that mass tourism has not reached. Three minutes to Ponjok Batu Beach. The south of the island cannot sell any of this at any price.

The remaining land is the upside nobody should pay for today but everybody should count. A significant part of the 17,800 m² is undeveloped and buildable. If the operation works, you can add keys on land you already own — which is how a nine-key retreat becomes an eighteen-key one at construction cost rather than acquisition cost.

Additional information

• Land 17,800 m² — built 2025–2026 — significant remaining buildable land
• Accommodation: 1 main villa of approx. 150 m² with 2 bedrooms and private pool; 7 timber bungalows of approx. 60 m² each with private terraces — 9 keys in total
• Restaurant 240 m², approx. 80 seats, overlooking the pool and the sea — separate bar building 60 m² — reception 120 m² — spa 40 m² — yoga shala 120 m²
• Infinity pool 22 m × 6 m with approx. 250 m² of deck
• Service building 200 m² with staff quarters, laundry and storage — entrance and security building — electrical room — event and gathering spaces
• Views over ocean, jungle and mountains — PDAM mains water
• Sold as a going concern: PT PMA structure, management team and trained staff, existing travel agency relationships and retreat partnerships, operational systems
• Title: a single HGB held through a PT PMA
• Forecast of approximately EUR 100,000 net per year after commissions and taxes, against a price of EUR 2,000,000 — around 5% net, or EUR 11,000 per key per year
• Ponjok Batu Beach 3 minutes by car — Lovina Beach 1 hour — Amed 1 hour 30 — Ngurah Rai airport 3 hours