KIN Club Ubud: a padel-anchored community and lifestyle club under development in Bali
KIN Club is a padel-anchored community and lifestyle club under development in northern Ubud. The plan combines four FIP-standard padel courts with a restaurant and bar, a spa and recovery zone, a gym, a pool, a kids area and an events programme on one two-level site.
What it is
- A members and community sports club built around padel, positioned by the developer as the first padel community club in Ubud.
- Four FIP-standard padel courts, one of them specified as an Asia Tour level tournament court.
- Club level with courts, spa, sauna, jacuzzi, massage, pool, lounge and bar, kitchen, fitness zone, reception, pro shop and kids zone.
- Lower level with car and bike parking, bike wash and meeting space.
- Revenue is planned across five lines rather than courts alone: food, beverage and spa, court time, events and sponsorship, coaching, and retail and rentals.
- The site adjoins Onyx Park in northern Ubud, an area the developer describes as home to a large community of expats and long-stay visitors.
- Land is held under a 25-year Hak Sewa lease, stated as paid in full by the developer and unencumbered, with a right of renewal.
- Developer is ADVA Group, a Bali developer with a residential portfolio in Canggu.
What is already done
Points below are stated by the developer in its own materials. They are not independently verified by FinanceBeef.
- Five launch milestones completed before any outside capital: the land lease paid in full, water, electricity and sewerage connected, base infrastructure built, a foundation of 200 bored piles completed, and the architectural design finished.
- The developer states it has committed USD 1 million of its own capital against a total project budget of approximately USD 2.17 million.
- A format the materials say does not yet exist in Ubud: four FIP-standard courts including a tournament-level main court, combined with spa, gym, pool, restaurant and bar under one roof.
- Operating and consulting partners are named in the materials for each of the three main service lines: courts, kitchen and spa.
- Market context cited from third-party sources: roughly 20,000 padel players in Bali and about 100,000 in Indonesia, against roughly 25 million badminton players, and 6.9 million foreign visitors to Bali in 2025.
- Quarterly financial reporting is written into the proposed structure.
- The developer has delivered residential projects in Canggu that the materials say can be visited in person.
Project at a glance
As stated in the project materials. Verify independently before committing capital.
Risks and open questions
This is a project that does not exist yet. These are the questions that decide whether it works. Get them answered in writing.
- Pre-revenue construction project. The club does not exist, has no operating history, and the entire case rests on forecasts for a venue targeted to open in Q2 2027.
- The building permit is filed but not approved, so the main build is not yet permitted.
- No contractor is appointed. Tenders are described as being in the final stage, so construction cost is not locked and cost overrun risk sits with the project.
- Land is leasehold, not freehold: a 25-year Hak Sewa with a right of renewal. Renewal terms, valuation at expiry and enforceability for a foreign minority holder are real exposures in Indonesia.
- The demand case assumes strong court utilisation from year one in a market the materials themselves describe as early stage, with roughly 20,000 padel players in Bali.
- Heavy dependence on third-party operators. Food, beverage and spa is presented as the single largest revenue line, yet the hospitality partner is described as a consultant and potential operator rather than a committed one.
- Concentration in Bali tourism and expat demand, exposing the club to visitor numbers, visa policy, seasonality and rupiah movement.
- Any minority position in a private Indonesian entity is illiquid, and the materials do not state governance or minority protection terms.
- The materials do not state how much of the remaining budget is still to be raised.
- No club website, booking platform or social accounts appear in the materials, only video links and third-party market reports.
The pitch deck
The developer’s own presentation, including its investment packages and target returns. Those figures are the developer’s, are not verified by FinanceBeef, and are not a promise or an offer from us. Read them alongside the risks above.
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KIN Club is a pre-construction project with no operating history. The building permit is filed but not approved, no contractor is appointed, and the land is leasehold under a 25-year lease rather than freehold. No investment terms, returns or ticket sizes are published on this page. FinanceBeef sources and introduces companies and projects. It is not authorised or regulated by the Financial Conduct Authority or by any other competent authority, it is not an investment adviser, broker or placement agent, and nothing on this page is investment, legal or tax advice, a personal recommendation, or an assessment that this opportunity is suitable for you. Nothing here is an offer, invitation or inducement to buy or subscribe for any security, token, property or other investment, and no offering document has been approved by any regulator. Nothing on this page implies approval or endorsement by any regulator or government body. FinanceBeef may receive a fee from the project for an introduction. All figures, targets, partnerships and credentials are the project’s own statements and have not been audited or verified by FinanceBeef. Investments of this kind are high risk and illiquid, there may be no market in which to sell, and you should be prepared to lose the entire amount committed. Carry out your own due diligence, read the project’s documentation in full, and take independent professional advice before making any decision.