Five luxury villas
on one quiet lane in Seminyak
Each has three bedrooms, three and a half bathrooms, its own pool and its own carport.
Petitenget is a five minute walk away, the beach a few minutes past it.
No talking, just the house. It starts above the site, comes down the lane, then goes room by room. Nothing loads from YouTube until you press play.
Where it really is
Five houses,
five minutes from Petitenget.
The site sits in Kerobokan Kelod and was already built on before we got here. Neighbours sit close on every side, so the view is your own garden, not a rice field. We say that now, not later.
- Seminyak
- 5 villas
- 200 m² each
The Sacred
Garden
The Sacred Garden is five houses. They sit on land that was already built on. Petitenget is a five minute walk away. Each house is named after a tree.
All five are the same house
Every picture here is a drawing of the house, not a photo. Ask us and we will send today's site photos. We send the good ones and the bad ones.
Getting home
matters too
Your own lane. Your own gate.
One paved lane serves all five houses. No cars cut through it. There are no shops on it. Each house parks behind its own gate. In this part of Seminyak that is rarer than a pool.
We built the privacy in. Bamboo screens the outside walls. The top floor is screened too. Light wells bring the sun in without opening the house to the neighbours.
- Private lane
- Covered parking
- Screened walls
- No through traffic
What we do,
and in what order
You should not have to trust a stranger with $250,000 on a phone call. You read the papers first. Your lawyer reads them too. Money moves last.
Read it first
We send the lease, the permits, the floor plan and the payment plan before we talk about a deposit. Read them with your own notary. Pick one from Jakarta if you can. Do not use ours.
Ask for the file
What is inside
Villa Banyan
This comes straight off the floor plan. Two floors. Three bedrooms. Three full bathrooms. One guest toilet. It is a family house, not a studio.
Ground floor
First floor
You get white goods and the usual appliances. You get a one year warranty on the build and on the electrics. You do not get plates, cutlery, glasses, towels, pots or pans. Better you know that now than on the day you get the keys.
The floor plans
and the finishes
The whole site on one sheet, both floors. Then the materials the rooms are built from. Click any picture to enlarge it.
Villa concept
- Five villas, three bedrooms each
- Open plan living room and diner
- Sunken living room
- Modern contemporary design
- 3.5 bathrooms
- Private parking for each villa
- Waterfall swimming pools
- 200 m² of prime land for each villa
- In Seminyak, the most consistently sought after area of Bali
Papers first.
Deposit later.
Bali has real cases of villas being pulled down. It has real court cases about nominee owners. So the papers are the product. Here is the file we send you.
The lease
The full 25 year contract. It shows the renewal clause and how the renewal price gets set.
We send itZoning and build permit
The permits for this plot. You can check what may be built here, and where.
We send itFloor plan and spec
Both floors, numbered. It lists what you get and what you do not get.
We send itHow renting works
Which company holds the licence, who runs the rental, and where you stand. We write this down. We do not just say it on a call.
In writing, with our notaryRead all of it with your own lawyer. Not ours. That is the best advice in this whole market.
The real numbers,
with the maths shown
Most Bali villa ads lead with one big yield number. Almost none show the sum behind it. So here is the sum. Three cases, one cost list, every line on the page.
Source: AirROI Seminyak market report, twelve months to July 2026.
Ads in this market often assume 80% to 90%. That is the top tenth of every listing in Seminyak. Plan for it. Do not count on it.
Where we lose: both of those have a roof terrace. Villa Banyan does not.
A full year, three ways
Same house. Same cost list. The only thing that changes is how well it rents. Case 2 is what we would plan around. Case 3 is a 90% year, which is fuller than the top tenth of every listing in Seminyak. It is a ceiling, not a plan.
| Per year | 1. Market average38% full | 2. Run properly75% full | 3. Best case90% full |
|---|---|---|---|
| Money in | |||
| Rent taken | $29,043 | $61,594 | $73,800 |
| That works out at about $209 a night for 139 nights, then $225 a night for 274 nights and for 328 nights. | |||
| Money out | |||
| Booking site fee, 15% | $4,356 | $9,239 | $11,070 |
| Management, 15% | $4,356 | $9,239 | $11,070 |
| Cleaning, laundry, guest supplies | $726 | $1,540 | $1,845 |
| Staff: housekeeper, pool, garden | $4,200 | $4,200 | $4,200 |
| Power, water, internet | $3,600 | $4,500 | $4,950 |
| Repairs and replacements | $2,000 | $2,800 | $3,400 |
| Insurance | $400 | $400 | $400 |
| Land and building tax | $250 | $250 | $250 |
| Rental income tax, 10% | $2,904 | $6,159 | $7,380 |
| Total money out | $22,792 | $38,327 | $44,565 |
| What is left | |||
| Cash in your pocket | $6,251 | $23,267 | $29,235 |
| On $250,000, that is | 2.5% | 9.3% | 11.7% |
| Lease used up each year | $10,000 | $10,000 | $10,000 |
| Real gain after that | Minus $3,749 | $13,267 | $19,235 |
Where these costs come from
The booking site fee is 15%. Airbnb and Booking.com charge 15% to 17%. A guest who books you direct costs about 3%, so a good manager chases direct bookings.
Staff, power and repairs come from published Bali running costs. Staff run $250 to $400 a month. Power and water run $200 to $350. Repairs run $100 to $200.
Rental income tax is 10% of the rent if you hold an Indonesian tax number. Without one it can be 20%. Land and building tax runs near 0.1% of the assessed value.
One number we are still checking
We will not print a headline yield until someone outside this company checks it.
Ads here shout 12%, 13%, 16%. Those are gross numbers. They drop the fees, the tax, the empty weeks and the repairs. We would rather hand you the sheet above and let you break it. Change any line you think is wrong.
How buyers
pay for it
Two ways to pay. Both add up to $250,000, and both are paid in steps.
Plan A. Ten months.
You pay 20% down. Then you pay ten equal payments. This is the simple route if the money is already there.
Plan B. The house helps pay.
You pay 20% down. Then $10,000 a month for a year. The last $80,000 comes out of the rent the house earns. That part takes 20 months. We built this plan because cash is the hard part, not appetite.
The lease, in plain words
You lease Villa Banyan for 25 years. You can ask for 25 more. That extra time is not free. The price depends on what the land is worth then. Three valuers who do not work for us will set it. Foreigners cannot own land in Indonesia. No advert can change that. We put this here because you would find it anyway.
If you want us to run the rental, our partners charge 15% to 18% of the rent. That does not include power or big structural repairs.
Before you book a call
See if you qualify. Two and a half minutes.
Twelve short questions. What you are looking for, when you want to buy, and whether buying one of our villas is within reach for you.
- Who you areFour easy ones. What you want, where you live, whether you know Bali.
- Timing and moneyWhen, and which range fits. No figures, no documents.
- Your resultThrough, or not yet. Either way you keep the cost breakdown and the film.
The questions
buyers really ask
These are the ones people ask us first. The hard ones are at the top.
At the end I own nothing. Right?
Right. A 25 year lease is closer to rent paid up front than to an asset. Its value counts down, not up. We are not going to argue with that.
What you get is the use of a three bedroom house in Seminyak for 25 years. You get the rent it earns in that time. And you get the right to ask for 25 more years. Whether that beats leaving your money at home depends on your numbers. That is why we hand you the sheet.
Can I really renew? And what will it cost?
The right to ask for 25 more years is written into the lease. The price is not set today. It will depend on what the land is worth then. Three valuers who do not work for us will decide it.
So the right is real. The cost is not known yet. Anyone who quotes you a fixed renewal price on a Bali lease is guessing. Ask us and we will send you the clause.
Can I legally rent it out?
Short stay renting in Bali needs the right company and the right licence. The rules are being enforced now. This is where buyers are most often told an easy answer.
So we write ours down, with our notary. It says which company holds the licence, who runs the rental, and where that leaves you. If an advert tells you to just put it on Airbnb, be careful with that advert.
Is 12% to 14% return real?
Not the way they are printed. Those are gross numbers. They come before the booking site fee, management, staff, power, tax, empty weeks and repairs. And a seller published almost all of them.
Ours is what lands in your account. At 75% full, the year we would plan around, the rent is $61,594, the costs are $38,327, and $23,267 is left. On $250,000 that is 9.3% cash. Push it to a 90% year and it is 11.7%, but that is fuller than the top tenth of every listing in Seminyak, so we would not buy on it. Every line behind those numbers is in the table above, and you can change any of them.
Would an index fund beat this?
A fund is the simpler bet. It is liquid, it costs nothing to run, and it asks nothing of you. It also gives you nothing to use.
This one pays you in cash while you hold it, 9.3% to 11.7% in the cases above, and it is a three bedroom house in Seminyak you can walk into whenever you want. It does not rise and fall with the index your pension is already in. Most people who buy here are not swapping one for the other. They hold the fund already and want something that is not more of the same.
Bali is changing because of foreigners like you.
That is fair to be angry about, and it deserves a straight answer.
The Sacred Garden is five houses on land that was already built on in Kerobokan Kelod. It is not a filled in rice field. It is not a nominee deal. It is not a 40 unit block. We will send the permits so you can check that instead of taking our word.
How is the build going, and how will I know?
Ask us and we send today's photos and the timeline. After that, buyers get photos on a set schedule. That includes the parts that are late or had to be redone.
Why call it Villa Banyan?
Each of the five is named after a tree. Banyan, Meranti, Acacia, Tamarind and Teak. Banyan is the first one. There are only five. When one is booked we mark it on this page. We do not run a fake countdown.
Read it all first.
Then call us.
The lease. The permits. The floor plan. The payment plan. The spreadsheet. We send it as one file. Read it with your lawyer. Nobody mentions a deposit until you have.
Five houses.
One lane.
Every paper on the table.
We have none yet. These are the first five houses and nobody has moved in. Any score we showed you would mean nothing. When buyers move in we will publish what they say, including the complaints. Until then, judge the papers and the numbers.