ADVA Village: a completed 16-villa complex in Canggu, sold as a turnkey rental business

What it is

• A completed, gated boutique complex of 16 villas of 88 m² each, with a stated total complex area of 1,500 m².
• Sold as a whole project in one transaction rather than unit by unit.
• Each villa contains a living room, kitchen, bedroom, walk-in closet, bathroom, laundry room, storage room and a private terrace.
• Build features listed by the developer: natural materials, ceilings up to 8 metres, panoramic glazing, multifunctional lighting and smart-home control by smartphone.
• Shared amenities: gated and secured territory with CCTV and 24/7 security, private parking, swimming pool, ice bath, workout and yoga zone, BBQ and lounge areas, and a coworking space.
• Operated as a rental business by a professional management company on a full-cycle basis, so the buyer is not required to run day-to-day operations.
• The asset sits in an Indonesian PT PMA foreign investment company. The materials present either a purchase of 100 percent of that company’s shares or a direct purchase of the real estate, the latter noted as carrying additional taxes.
• The buyer may apply their own branding and rename the complex.

Key facts

As stated in the project materials. Verify independently before committing capital. Commercial terms, including any amount being raised, are provided only on request.

Risks and open questions

These are drawn from the developer’s own documents, including contradictions inside them. Get every one of these answered in writing before committing.

• All income figures in the materials are the developer’s own projections. No audited operating history for this specific complex is presented, and the occupancy and return figures shown relate to other, separate projects.
• Contradiction on stage: one page states the project is commissioned, while the developer’s own pipeline page lists it as commissioning in December 2025. Confirm the true completion status on site.
• Contradiction on occupancy: the minimum occupancy stated in one section is lower than the occupancy the monthly rental model actually applies in every single month, so the headline financials sit at the optimistic end of the developer’s own range rather than the middle of it.
• The stated payback period only works if the proceeds of selling the business are counted, which is a return of capital rather than rental income.
• The exit multiple used implies an operating profit higher than both the conservative and the base case stated elsewhere in the same document.
• Area arithmetic does not reconcile: 16 villas at 88 m² is 1,408 m², against a stated total of 1,500 m². The materials do not clarify whether that figure is built area or land area.
• Land tenure is never stated. Whether the land is freehold, Hak Pakai or leasehold, and how many years remain, is the single most material variable in Indonesian property, and it is missing from the documents.
• Permits are described only as a full permit package, without itemising the building and tourist accommodation licences.
• Seasonality is inconsistent: the market section claims a nine month season from September to May, while the project’s own monthly model shows September and October among the weakest months.