Boutique Villa Collection
Serene villas on a sacred ground in southern Bali. A quiet life for residents, a sound return for the investors.
Serene villas on a sacred ground in southern Bali. A quiet life for residents, a sound return for the investors.
Serene investment villas on a
sacred ground in Southern Bali.
Situated on the slope of the Uluwatu coast, NALA HILLS is developed around the resting place of a sacred turtle stone found here during construction.
A spiritual symbol and a guardian of water and earth has been resting here under the vines and roots for ages.
The protector of the land and the living, this unique natural sculpture is the crown jewel of the whole villa collection. Blessed, respected and welcoming.
The compound features reception, onsite security, coffeeshop, yoga space and parking. Every unit is handed over fully furnished with the land lease under investor’s name.
2 apartments with rooftops (2 BR, shared pool)
4 semi-detached villas with rooftops (1 BR, shared pool)
4 semi-detached villas (2 BR, shared pool)
3 premium villas with garages and private pools (2 BR)
3 front row ocean view villas with large private pools (3 BR)
Behind “Nala Hills” is a group of European investors with decades of experience in real estate development, architecture, and hospitality business.
What started as a well-calculated yet typical project soon turned into a spiritual journey: upon clearing the leased jungle lot, a sacred, Balinese turtle-shaped rock was found – only the fourth such discovery in the entire Uluwatu.
Following the blessing of local spiritual leaders, “Nala Hills” is being developed as an oasis of serene connection with nature and your true self, protected by the guardian of water and land – the Bedawang Nala.
We invite you to be part of this journey together
All permits and investor relations are verified and approved by the government appointed Notary Public and Land Deed Officer I Gusti Ngurah Premana
The architects behind our superior project are also our co-founding investors. Having this team in-house allows us to react to project’s realities smoothly, saving time and capital.
Yes. In Indonesia, all land and building transactions are formalised by a licensed Notary / PPAT. Legal protection is ensured through notarised deeds, official registration, and clearly defined contractual terms.
Yes. New construction must have a PBG (Building Approval) prior to construction and an SLF (Certificate of Proper Function) issued upon completion.
Yes. A construction defect warranty typically applies for 12–24 months, with a clearly defined process for warranty claims.
Leasehold terms are typically issued for a long initial period, with extension rights clearly stated in the contract.
NALA HILLS has leased the land for 30 years 2 of which are dedicated for development.
The payment structure follows a staged model:
Reservation / deposit (2%) → contract signing (38%) → milestone payments linked to construction progress (45% in 4 installments) → final payments upon handover (15% in 3 installments)
In total, there are 8 payment stages. Full details are explained in the Investment Guide.
The property can be sold at any time, subject to the ownership structure and contractual terms.
The developer or management team may assist with resale marketing, pricing strategy, and buyer sourcing, though resale timing and value depend on market conditions.
Well-positioned, higher-end villas can generate significantly higher returns, though performance varies by season and market competition and villa sizes and demand. Find more information in the Investment Guide
Rental operations are handled by a professional property management company or the developer’s management team, under a management agreement and for a commission fee.
A conservative planning assumption is ~60–80% annual occupancy for well-managed villas.
Occupancy typically stabilises from the second year of operation, once listing performance and guest reviews mature.
Ongoing costs are managed by the property management company and may include:
Property management fees (typically 15-20%)
Maintenance and sinking fund contributions
Utilities and internet
Local property taxes
Accounting and compliance (if using PT PMA)
All expected operational costs are transparently outlined before purchase and reflected in the ROI projections.
Rental income is collected by the management company and distributed to owners periodically (usually monthly or quarterly) after deduction of agreed operational and management fees.
Owners receive regular performance reports and financial summaries.
Yes. Property ownership alone does not grant residency rights.
Living in Indonesia requires an appropriate visa or permit (e.g. KITAS or KITAP). Common options include:
Investor KITAS via a PT PMA
Other long-term visa programs, depending on eligibility and regulations
Yes. Foreign investors can establish a PT PMA (foreign-owned company).
This structure is commonly used for:
Property ownership and management
Rental and hospitality operations
Please note that company setup and maintenance involve ongoing annual costs (accounting, reporting, licensing).
Foreign investors typically acquire property in Indonesia under leasehold (Hak Sewa) or via a PT PMA company structure.
The optimal structure depends on:
Investment horizon
Rental strategy
Exit plans
Regulatory considerations
The ownership structure is clearly defined in the contract and explained in detail in the Investment Guide.
| LIVING ROOM | 29.04 m² |
| BATHROOM | 2.89 m² |
| BEDROOM 1 | 10.61 m² |
| BEDROOM 2 | 10.55 m² |
| ROOF TERRACE | 18.67 m² |
| GREEN AREA | 21,47 m² |
| TOTAL UNIT AREA | 53,09 m² |
| TOTAL PROPERTY | 93,23 m² |
| LIVING ROOM | 29.04 m² |
| BATHROOM | 2.89 m² |
| BEDROOM 1 | 10.61 m² |
| BEDROOM 2 | 10.55 m² |
| ROOF TERRACE | 18.67 m² |
| GREEN AREA | 21.47 m² |
| TOTAL UNIT AREA | 53,09 m² |
| TOTAL PROPERTY | 93,23 m² |
| LEVEL 1 | |
| LIVING ROOM – KITCHEN | 27.34 m² |
| WC | 1.40 m² |
| POOL TERRACE | 6.15 m² |
| ENTRANCE AREA | 10.50 m² |
| LEVEL 2 | |
| HALLWAY | 2.34 m² |
| BEDROOM 1 | 10.32 m² |
| BEDROOM 2 | 9.07 m² |
| BATHROOM | 4.10 m² |
| BALCONY 1 | 3.02 m² |
| BALCONY 2 | 3.77 m² |
| TOTAL UNIT AREA | 54.27 m² |
| TOTAL PROPERTY | 78.01 m² |
| LEVEL 1 | |
| LIVING ROOM – KITCHEN | 27.20 m² |
| WC | 1.40 m² |
| POOL TERRACE | 6.60 m² |
| ENTRANCE AREA | 10.50 m² |
| LEVEL 2 | |
| HALL | 1.49 m² |
| BEDROOM | 21.08 m² |
| WARDROBE | 2.71 m² |
| WC | 1.49 m² |
| BALCONY 1 | 3.02 m² |
| BALCONY 2 | 3.77 m² |
| LEVEL 3 | |
| ROOF TERRACE | 17.44 m² |
| GREEN AREA | 17.03 m² |
| TOTAL UNIT AREA | 55.37 m² |
| TOTAL PROPERTY | 113.73 m² |
| LEVEL 1 | |
| LIVING ROOM – KITCHEN | 27.34 m² |
| WC | 1.40 m² |
| POOL TERRACE | 6.15 m² |
| ENTRANCE AREA | 10.50 m² |
| LEVEL 2 | |
| HALLWAY | 2.34 m² |
| BEDROOM 1 | 10.32 m² |
| BEDROOM 2 | 9.07 m² |
| BATHROOM | 4.10 m² |
| BALCONY 1 | 3.02 m² |
| BALCONY 2 | 3.77 m² |
| TOTAL UNIT AREA | 54.27 m² |
| TOTAL PROPERTY | 78.01 m² |
| LEVEL 1 | |
| LIVING ROOM – KITCHEN | 27.20 m² |
| WC | 1.40 m² |
| POOL TERRACE | 6.60 m² |
| ENTRANCE AREA | 10.50 m² |
| LEVEL 2 | |
| HALL | 1.49 m² |
| BEDROOM | 21.08 m² |
| WARDROBE | 2.71 m² |
| WC | 1.49 m² |
| BALCONY 1 | 3.02 m² |
| BALCONY 2 | 3.77 m² |
| LEVEL 3 | |
| ROOF TERRACE | 13.19 m² |
| GREEN AREA | 21.34 m² |
| TOTAL UNIT AREA | 55.37 m² |
| TOTAL PROPERTY | 113.48 m² |
| LEVEL 1 | |
| LIVING ROOM – KITCHEN | 27.34 m² |
| WC | 1.40 m² |
| POOL TERRACE | 6.15 m² |
| ENTRANCE AREA | 10.50 m² |
| LEVEL 2 | |
| HALLWAY | 2.34 m² |
| BEDROOM 1 | 10.32 m² |
| BEDROOM 2 | 9.07 m² |
| BATHROOM | 4.10 m² |
| BALCONY 1 | 3.02 m² |
| BALCONY 2 | 3.77 m² |
| TOTAL UNIT AREA | 54.27 m² |
| TOTAL PROPERTY | 78.01 m² |
| LEVEL 1 | |
| LIVING ROOM – KITCHEN | 27.20 m² |
| WC | 1.40 m² |
| POOL TERRACE | 6.60 m² |
| ENTRANCE AREA | 10.50 m² |
| LEVEL 2 | |
| HALL | 1.49 m² |
| BEDROOM | 21.08 m² |
| WARDROBE | 2.71 m² |
| WC | 1.49 m² |
| BALCONY 1 | 3.02 m² |
| BALCONY 2 | 3.77 m² |
| LEVEL 3 | |
| ROOF TERRACE | 17.44 m² |
| GREEN AREA | 17.03 m² |
| TOTAL UNIT AREA | 55.37 m² |
| TOTAL PROPERTY | 113.73 m² |
| LEVEL 1 | |
| LIVING ROOM – KITCHEN | 27.34 m² |
| WC | 1.40 m² |
| POOL TERRACE | 6.15 m² |
| ENTRANCE AREA | 10.50 m² |
| LEVEL 2 | |
| HALLWAY | 2.34 m² |
| BEDROOM 1 | 10.32 m² |
| BEDROOM 2 | 9.07 m² |
| BATHROOM | 4.10 m² |
| BALCONY 1 | 3.02 m² |
| BALCONY 2 | 3.77 m² |
| TOTAL UNIT AREA | 54.27 m² |
| TOTAL PROPERTY | 78.01 m² |
| LEVEL 1 | |
| LIVING ROOM – KITCHEN | 27.20 m² |
| WC | 1.40 m² |
| POOL TERRACE | 6.60 m² |
| ENTRANCE AREA | 10.50 m² |
| LEVEL 2 | |
| HALL | 1.49 m² |
| BEDROOM | 21.08 m² |
| WARDROBE | 2.71 m² |
| WC | 1.49 m² |
| BALCONY 1 | 3.02 m² |
| BALCONY 2 | 3.77 m² |
| LEVEL 3 | |
| ROOF TERRACE | 13.19 m² |
| GREEN AREA | 21.34 m² |
| TOTAL UNIT AREA | 55.37 m² |
| TOTAL PROPERTY | 113.48 m² |
| LEVEL 1 | |
| STORAGE | 4.20 m² |
| HALLWAY | 2.16 m² |
| GARAGE AREA | 26.53 m² |
| LEVEL 2 | |
| HALLWAY | 3.36 m² |
| LIVING ROOM – KITCHEN | 32.26 m² |
| BEDROOM | 11.01 m² |
| WARDROBE | 1.76 m² |
| BATHROOM 1 | 3.12 m² |
| BATHROOM 2 | 2.79 m² |
| POOL TERRACE | 7.70 m² |
| POOL | 12.50 m² |
| ENTRANCE AREA | 31.30 m² |
| LEVEL 3 | |
| HALLWAY | 3.90 m² |
| BEDROOM 3 | 26.91 m² |
| WC | 1.08 m² |
| BALCONY | 13.97 m² |
| GREEN AREA | 22.57 m² |
| TOTAL UNIT AREA | 92.58 m² |
| TOTAL PROPERTY | 207.12 m² |
| LEVEL 1 | |
| STORAGE | 4.20 m² |
| HALLWAY | 2.16 m² |
| GARAGE AREA | 26.53 m² |
| LEVEL 2 | |
| HALLWAY | 3.36 m² |
| LIVING ROOM – KITCHEN | 32.26 m² |
| BEDROOM | 11.01 m² |
| WARDROBE | 1.76 m² |
| BATHROOM 1 | 3.12 m² |
| BATHROOM 2 | 2.79 m² |
| POOL TERRACE | 7.70 m² |
| POOL | 12.50 m² |
| ENTRANCE AREA | 31.30 m² |
| LEVEL 3 | |
| HALLWAY | 3.90 m² |
| BEDROOM 3 | 26.91 m² |
| WC | 1.08 m² |
| BALCONY | 13.97 m² |
| GREEN AREA | 22.57 m² |
| TOTAL UNIT AREA | 92.58 m² |
| TOTAL PROPERTY | 207.12 m² |
| LEVEL 1 | |
| STORAGE | 4.20 m² |
| HALLWAY | 2.16 m² |
| GARAGE AREA | 26.53 m² |
| LEVEL 2 | |
| HALLWAY | 3.36 m² |
| LIVING ROOM – KITCHEN | 32.26 m² |
| BEDROOM | 11.01 m² |
| WARDROBE | 1.76 m² |
| BATHROOM 1 | 3.12 m² |
| BATHROOM 2 | 2.79 m² |
| POOL TERRACE | 7.70 m² |
| POOL | 23.50 m² |
| ENTRANCE AREA | 53.57 m² |
| LEVEL 3 | |
| HALLWAY | 3.90 m² |
| BEDROOM 3 | 26.91 m² |
| WC | 1.08 m² |
| BALCONY | 13.97 m² |
| GREEN AREA | 22.57 m² |
| TOTAL UNIT AREA | 92.58 m² |
| TOTAL PROPERTY | 240.39 m² |
| LEVEL 1 | |
| HALLWAY | 5.65 m² |
| KITCHEN | 7.91 m² |
| LIVING ROOM | 30.48 m² |
| BEDROOM 1 | 11.71 m² |
| WARDROBE | 2.53 m² |
| BATHROOM 1 | 4.20 m² |
| BATHROOM 2 | 3.51 m² |
| WC | 1.12 m² |
| POOL TERRACE | 12.42 m² |
| POOL | 30.00 m² |
| ENTRANCE AREA | 128.70 m² |
| LEVEL 2 | |
| HALLWAY | 3.90 m² |
| BEDROOM 2 | 26.91 m² |
| WC | 1.08 m² |
| BALCONY | 15.78 m² |
| GREEN AREA | 27.36 m² |
| TOTAL UNIT AREA | 111.95 m² |
| TOTAL PROPERTY | 313.26 m² |
| LEVEL 1 | |
| HALLWAY | 5.65 m² |
| KITCHEN | 7.91 m² |
| LIVING ROOM | 30.48 m² |
| BEDROOM 1 | 11.71 m² |
| WARDROBE | 2.53 m² |
| BATHROOM 1 | 4.20 m² |
| BATHROOM 2 | 3.51 m² |
| WC | 1.12 m² |
| POOL TERRACE | 12.42 m² |
| POOL | 30.00 m² |
| ENTRANCE AREA | 88.80 m² |
| LEVEL 2 | |
| HALLWAY | 3.90 m² |
| BEDROOM 2 | 26.91 m² |
| WC | 1.08 m² |
| BALCONY | 15.78 m² |
| GREEN AREA | 27.36 m² |
| UNIT TOTAL AREA | 111.95 m² |
| TOTAL PROPERTY | 273.36 m² |
| LEVEL 1 | |
| HALLWAY | 5.65 m² |
| KITCHEN | 7.91 m² |
| LIVING ROOM | 30.48 m² |
| BEDROOM 1 | 11.71 m² |
| WARDROBE | 2.53 m² |
| BATHROOM 1 | 4.20 m² |
| BATHROOM 2 | 3.51 m² |
| WC | 1.12 m² |
| POOL TERRACE | 12.42 m² |
| POOL | 30.00 m² |
| ENTRANCE AREA | 126.63 m² |
| LEVEL 2 | |
| HALLWAY | 3.90 m² |
| BEDROOM 2 | 26.91 m² |
| WC | 1.08 m² |
| BALCONY | 15.78 m² |
| GREEN AREA | 27.36 m² |
| UNIT TOTAL AREA | 111.95 m² |
| TOTAL PROPERTY | 311.19 m² |
Front row 3 bedroom villas facing the valley and the ocean, with gorgeous 30 sq. m private pools, large balconies, terraces and greenery both on the lot and in front of the windows. At a total surface of 111 sq. m and space for a car or an additional terrace, floor-to-ceiling glass facades these villas are breathing lightly and at the same time provide you with scenic privacy.
How your investment can turn out:
Est. Average Daily Rental Rate – 300 €
Average Occupancy – 75%
Payback in 10 years
Average yearly ROI – 18%
Two types of petite villas are composed of either 2 bedrooms (53 sq.m) or 1 bedroom (54 sq. m) and a terrace (additional 17 sq. m of space and an equal amount of roof greenery). All the villas face the large common swimming pool cleverly separated with plants and rocks for more privacy. Spacious ground floors with immediate access to water are just charming.
How your investment can turn out:
Est. Average Daily Rental Rate – 180 €
Average Occupancy – 75%
Payback in 7 years
Average yearly ROI – 16%
With a total area of over 92 sq. m, each of the three premium villas is composed of 2 bedrooms (scenic master bedroom on the second floor), a spacious living room, balconies and direct access to the 24 sq.m private swimming pool. The compound uses natural slope elevation providing privacy and personal greenery – more than 40 sq.m of terraces, balconies and greenery. The garage space offers plenty of storage for everything you may need.
How your investment can turn out:
Est. Average Daily Rental Rate – 300 €
Average Occupancy – 75%
Payback in 10 years
Average yearly ROI – 18%
Composed of a living space of 53 sq. meters and a rooftop terrace with deck and green plot of another 40 sq. meters, your Nala Hills appartments are situated over the common pool, feature jungle views, 2 bedrooms and a spacious living room.
The rooftops are the largest in the compound and give you magnificent views of the valley.
How your investment can turn out:
Est. Average Daily Rental Rate – 150 €
Average Occupancy – 75%
Payback in 7,7 years
Average yearly ROI – 14%