Five villas. Three remaining. Built from scratch.
A boutique leasehold development of 5 villas in Tumbak Bayuh, Bali — five minutes to Canggu, fifteen to the beach. I designed it, sourced the materials, and meet every buyer personally. No sales team between us.
Shakiro is a boutique leasehold development of five mezzanine-style 2BR and 3BR villas on a single quiet street in Tumbak Bayuh — five minutes to Canggu, fifteen to Pererenan Beach. Delivered in two waves. One row. Finished well. No Phase II.
Each villa features double-height living with 5.4m ceilings, black-frame steel glazing, an island kitchen with terrazzo, and a private plunge pool. The ground floor is one continuous climate-controlled room — polished concrete, slatted teak ceiling, glass folding open to the garden.
Villa 1 and Villa 3 are sold. Villas 2, 4, and 5 are available.
Tumbak Bayuh sits inland of Pererenan beach in a protected greenbelt. Roads paved, fibre in, three new boutique developments breaking ground within a kilometre. The pocket is moving — but it isn't loud yet.
| Pererenan | 5 min |
| Canggu Centre | 5 min |
| Beach | 15 min |
| Outpost Coworking | 2 min |
| Jungle Padel | 5 min |
| Airport (DPS) | 45 min |
Glass folds open onto the pool. The mezzanine reads as a single vaulted volume — air, light, and the garden behind it. Every villa shares the same envelope, materials, and ceiling height.
| Spec | 2BR | 3BR |
|---|---|---|
| Building area | 120 m² | 155 m² |
| Land area | ~93 m² | ~100 m² |
| Bedrooms | 2 | 3 incl. rooftop master |
| Bathrooms | 2.5 | 3.5 |
| Plunge pool | 5–6 m² | 5–6 m² |
| Rooftop | ~45 m² | Patio 8.6m² + Rooftop 10m² |
| Mezzanine ceiling | 5.4m | 5.4m |
| Leasehold | 27.5yr + 20yr renewal | 27.5yr + 20yr renewal |
All prices USD for the 27.5-year leasehold with 20-year renewal option. Notary / PPAT and leasehold-transfer fees paid separately at signing.
Optional add-ons: Third bedroom rooftop master suite +$45K · Furniture & finishing package $15K · Rooftop lounge set +$2K
Projections based on comparable Pererenan / Canggu listings and twelve-month occupancy data from boutique villa managers operating within 2km of the site. Net of management (~18%), maintenance, and 20% rental income tax. Excludes leasehold amortisation. Actual performance depends on management, pricing, seasonality, and market conditions.
| 2BR · $175K base | Conservative · 50% | Moderate · 75% | Strong · 85% |
|---|---|---|---|
| Avg nightly rate | $151 | $164 | $189 |
| Annual revenue | $26.9K | $43.7K | $57.1K |
| Annual net profit | $16.0K | $26.7K | $35.2K |
| Annual ROI | 10% | 16% | 21% |
| Years to breakeven | 10.3 | 6.2 | 4.7 |
3BR conservative: 8.6% · $16.8K/yr · Moderate: 16.7% · $32.6K/yr · Strong: 21.4% · $41.6K/yr
Optional rental management introductions available. Furnishing, photography, listing setup, and villa management can be arranged before handover.
No large upfront. Five milestones tied to construction, each signed off by the licensed Indonesian notary handling the leasehold transfer.
Worked example (2BR · $175K): $17,500 deposit → $70,000 notary → $17,500 at 50% → $17,500 at 75% → $52,500 at handover. Lease and transfer documents issued through a licensed PPAT. Independent Indonesian legal counsel recommended.
I designed Shakiro, sourced the materials, and meet every buyer myself. No sales team between us. On site weekly through handover.
Site visits and current walk-through videos available on request.