A 14-villa boutique riverside development built for the long-stay professional market, not weekend tourism. Tenants take three to twelve months, so turnover is lower, annual occupancy is higher and net yield holds up better than a nightly-rate villa on the same street.

Every unit has a dedicated upstairs study with a river view, the most requested item from our long-stay tenant base.

A residences complex on the quiet east coast, two minutes from the beach and the Sanur promenade. Villas and serviced apartments share a gym, sauna, plunge pool, co-working room and restaurant. Sanur draws a longer-staying, steadier guest than Canggu, which is exactly the point.

The land position is the strongest in our portfolio. The lease runs to 2055 and the extension to 2075 is already signed and registered, not an option to be negotiated later. For a foreign buyer that removes the single largest source of leasehold anxiety.

A floor is six keys in one transaction, a defined share of a single rental pool, and one counterparty on one contract. It is the smallest unit of this building that behaves like an operating asset rather than a holiday home.

The ground floor amenities are shared and stay in the developer's hands, so a floor buyer takes rooms and pool share, not the running of a gym.

Amari is the reason to take the rest of this document seriously. Twenty-five villas across three phases in Canggu. Phases I and II are delivered and occupied. The project sold out in 2024 and is operating today under the same developer, the same contractor and the same rental operator that will deliver Temple Heights, Sanuuri and Element.

Amari villas appreciated approximately 20 to 25 per cent during construction between 2022 and 2025. That is history, not a forecast, and past performance does not guarantee future results.

Phase III, villas 17 to 25, is under construction now. A small number remain.

One hundred and seven residences across four buildings, plus roughly 3,000 m² of commercial frontage on Jl. Nelayan and Jl. Batu Bolong, the highest-density expat corridor in Bali, a short walk from two beaches.

Tenure is a 50-year leasehold, master lease to July 2075, roughly 49 years remaining. Foreigners cannot hold freehold land in Indonesia, so leasehold is the standard clean structure. PT PMA and offshore Hong Kong holding layers are available.

The standard buyer contract carries a 10 per cent per annum target return over five years, with a cumulative floor equal to 50 per cent of investment value over the period, non-compounded, provided the unit stays under Pellago management. Any shortfall is paid by the developer within 60 days of period end. The management fee is 15 per cent of gross rental revenue.

Pellago's operating benchmark in this market is 60 to 70 per cent weighted annual occupancy under professional management, against roughly 50 per cent for an owner managing the unit alone.

Stage 1, 54 units, is roughly half the development and it is released and selling now. Twenty of those 54 are sold or reserved, so 34 remain. Stage 2, the other 53 residences, has not been released.

Stage 1 being under construction reduces build risk. Twenty early sales validate demand. They do not retire it. Anyone who tells you a third of this project is sold is reading Stage 1 only, not the 107.

Aggregate residential gross development value is approximately USD 29.0 million at current retail pricing across all 107 residences. That is the retail sell-through value of the residential component only and it excludes the commercial component, which carries separate value.

An institutional entry is transacted at a basis to that aggregate value, not at retail. The exact basis is a negotiation, and we do not publish it.

Tell us the budget, the holding period and whether the priority is yield or capital growth. We will come back with the two or three specific units that fit, with the real numbers attached, rather than a catalogue.

Every purchase runs through a written reservation, a leasehold agreement and a construction agreement, all before a notary. Buyers are expected to take independent legal advice and we will not discourage it.

Whole-project acquisition, structured equity and senior secured credit are all live at development level. On the hotel side, the first step is qualification and an NDA, after which the anonymised book opens.

Principals and their appointed advisers only. We do not work through unqualified intermediaries and we do not circulate mandate detail.