Introduction

The project is designed to combine sustainable architecture, low-density planning, and premium guest experience with a clear investment structure focused on long-term income and asset appreciation.

With increasing demand for eco and wellness travel, Balieaf is positioned to capture a high-value segment of the market while entering one of Bali’s last underdeveloped regions.

Project Overview

Balieaf Eco Resort is a 30-unit low-density development designed to integrate seamlessly with the natural landscape of Sambangan.

The project combines:

• Wellness-focused hospitality
• Eco-conscious design (wood, bamboo, stone)
• Panoramic views of the ocean, jungle, and rice fields
• Curated retreat and guest experience

The objective is to deliver a premium and authentic service.

Market

The Bali hospitality market is undergoing a structural shift:

• South Bali (Canggu, Uluwatu) is reaching saturation
• Demand is moving toward nature-based, low-density destinations
• Wellness and retreat tourism are expanding globally

North Bali Advantage:

• Medium development zone
• Mid-range land entry prices
• Growing infrastructure investments
• Increasing tourist interest

Sambangan is positioned to become a key destination within this transition.

Highlights

• 30-unit eco resort
• Wellness & retreat-focused concept
• Waterfall proximity & nature integration
• Ocean, jungle & rice field views
• Fully owned land
• Managed by Bali Investment BG
• Strong projected ROI (up to ~10.9% net)

Project Portfolio

• 30 private units
• Restaurant & specialty coffee shop
• Spa & wellness center
• Yoga shala & retreat spaces
• Co-working area
• Gym & parking

Guest Experience

Concept
Wellness-driven retreat environment

Design
Nature-integrated architecture and materials

Experience

• Yoga & wellness programs
• Waterfall exploration & trekking
• Cultural ceremonies
• Digital detox & slow living

Partnerships
Collaboration with wellness coaches, trainers, and retreat organizers

Investment Details

The financial model is structured for clarity and performance, with investor returns driven primarily by nightly rental income within a professionally managed hospitality framework.

• Estimated ADR (Average Daily Rate): €100
• Projected Occupancy: 80%
• Annual Revenue per Unit (Gross): ~€29,200

(€100 × 0.8 occupancy × 365 days)

Operational efficiency is achieved through centralized management, with an estimated 40% operational cost structure, resulting in:

• Net Annual Revenue per Unit: ~€17,520

Net Return on Investment

Based on phased entry pricing, the projected net annual yields are as follows:

• Phase 1 Entry (€160,000): ~10.9% net annual yield
• Phase 2 Entry (€180,000): ~9.7% net annual yield
• Phase 3 Entry (€200,000): ~8.8% net annual yield

Investment Positioning

This model places the project within a strong 9%–11% net yield range, which is highly competitive for Bali hospitality assets—particularly within an emerging, high-growth location such as North Bali.

The projected ADR of €100 is supported by the resort’s wellness-driven concept, retreat-focused model, and low-density eco-positioning, enabling premium pricing relative to standard rental villas.

In addition to stable income generation, the project offers capital appreciation potential, driven by early entry pricing and the ongoing development of North Bali as a new tourism and investment corridor.

Upside Potential

The presented model reflects a stabilized baseline scenario. Additional upside can be achieved through:

• Retreat bookings and group programs are increasing, with effective ADR
• Direct booking strategies improving net margins
• Seasonal pricing adjustments during peak demand periods

This creates a scalable revenue model with both income stability and growth potential over time.

Investor Note

The project is structured to balance passive income and long-term asset value growth, supported by professional management and a market-aligned pricing strategy.

Exit Strategy (Investor Optionality)

Multiple exit pathways are available:

• Capital Appreciation Exit: Sell post-completion as a stabilized, income-generating asset at a higher market valuation
• Hold for Passive Income: Maintain long-term cash flow with professional management
• Portfolio Bundling: Opportunity to exit as part of a larger managed hospitality portfolio for institutional or group buyers

The combination of early entry pricing and North Bali growth positioning strengthens resale potential.

Market Timing

The project aligns with several converging macro trends:

• North Bali Growth Phase:
  The region remains underdeveloped compared to the south, creating a clear early-mover advantage. As infrastructure improves, capital inflow and tourism redistribution are expected to accelerate.
• Market Saturation in South Bali:
  Areas like Canggu and Uluwatu are experiencing density pressure, rising land costs, and operational saturation. This is actively pushing both developers and travelers toward alternative regions.
• Global Shift Toward Wellness & Eco Travel:
  Demand for wellness-focused, nature-integrated experiences continues to grow, with travelers prioritizing space, privacy, and health-driven stays over traditional tourism models.

This alignment creates a favorable entry window before North Bali reaches price parity with the south.

Development Roadmap

Execution is structured and already underway, supported by secure land ownership—one of the strongest indicators of trust in the Bali market.

• Land Status: Fully owned
• Initial Phase (Infrastructure):
  Access road development scheduled from May 1, 2026, to December 1, 2026
• Development Timeline:
  • Phase 1 – Pre-Sale: May 1, 2026 – December 1, 2026 (€160,000)
  • Phase 2 – Construction: December 1, 2026 – December 1, 2027 (€180,000)
  • Phase 3 – Finishing & Delivery: December 1, 2027 – March 1, 2028 (€200,000)

This staged rollout ensures capital efficiency while progressively increasing asset value.

Operator & Management Strategy

The project will be operated by Bali Investment BG, leveraging existing experience in villa management and hospitality operations within Bali.

This includes:

• Proven understanding of occupancy optimization and pricing strategy
• Established operational systems and on-ground management
• Experience with both short-term rental dynamics and guest servicing

Distribution Strategy

A hybrid distribution model will be implemented:

• Major booking platforms (Airbnb, Booking.com, etc.) for baseline occupancy
• Direct booking channels to increase margins
• Strategic collaborations with wellness coaches, retreat organizers, yoga and pilates instructors to secure block bookings and recurring revenue streams

This diversified approach reduces dependency on platforms and increases revenue stability.

Positioning

The project is backed by:

• Existing operational presence in Bali
• Real, hands-on understanding of occupancy and revenue mechanics
• Entry into a non-saturated, high-upside micro-location

That combination is rare—and that’s ultimately what investors are buying into -execution capability in the right place at the right time.

• Investor Inquiries:
  Direct contact for detailed financials, unit availability, and reservation process
• Early Access (Pre-Sale):
  Priority allocation at Phase 1 pricing with maximum upside exposure
• Private Presentation:
  Available upon request for qualified investors seeking deeper insight into the project structure and returns