Secured Land Investment with 80 Years of Returns
When you invest in Celesta, you purchase an 80-year leasehold on a specific, titled, numbered land lot on Kelingking Beach cliffside. On it rises a 61-key luxury tented resort — five-star, eco-led, operated by Sono Hotels & Resorts under its Sono Calm brand.
From the day the resort opens, your investment generates income as a proportional share of resort profit which is then distributed annually to you.
19–21% projected average annual cash income
*First Phase. 20-year projection. Excludes appreciation
7–8 years projected payback on cash income
145 land lots. All there will ever be.
1.5M visitors to Nusa Penida each year
You have nothing to manage. No maintenance. No staffing. No decisions. Just a prime land asset working for you on one of Bali’s most sought-after clifftops.
70
+
PROPERTIES WORLDWIDE,
INCLUDING CROSS
HOTELS & RESORTS
10
M+
GUESTS
HOSTED
ANNUALLY
588
K
LOYALTY
PROGRAMME
MEMBERS
4
M+
TRINITY AIRWAYS
MEMBERS, FLYING
DIRECT TO BALI
#
1
KOREA’S
LARGEST RESORT
OPERATOR
70
+
PROPERTIES WORLDWIDE,
INCLUDING CROSS
HOTELS & RESORTS
10
M+
GUESTS
HOSTED
ANNUALLY
588
K
LOYALTY
PROGRAMME
MEMBERS
4
M+
TRINITY AIRWAYS
MEMBERS, FLYING
DIRECT TO BALI
#
1
KOREA’S
LARGEST RESORT
OPERATOR
Kelingking Beach Is Not Just Bali's Most Photographed Attraction. It Is One of the Most Visited Sites in Bali.
Almost none of those visitors stay over the night. Not because they don’t want to, but because until now there has been no five-star resort to stay in. Nusa Penida sits 35 minutes by boat from Bali. Visitor numbers are climbing, infrastructure is arriving, and Nusa Penida now sits among Bali’s most sought-after destinations.
There is no other development site on this cliff. What is being built here cannot be replicated.
- 6.9M — Foreign visitors to Bali in 2025, up 9.7% year on year
- #1 — Kelingking Beach, Most visited attraction on Nusa Penida
- 7,000 — Peak season daily visitors
- #2 — Best Beach in Asia, Tripadvisor Travelers’ Choice 2026
Kelingking Beach Is Not Just Bali's Most Photographed Attraction. It Is One of the Most Visited Sites in All of Asia.
Almost none of those visitors stay over the night. Not because they don’t want to, but because there has been nowhere to stay. Nusa Penida sits 35 minutes by boat from Bali. Visitor numbers are climbing, infrastructure is arriving, and this clifftop now sits among the world’s most sought-after destinations.
There is no other development site on this cliff. What is being built here cannot be replicated.
6.9M — Foreign visitors to Bali in 2025,
up 9.7% year on year
#1 — Kelingking Beach, Most visited
attraction on Nusa Penida
7,000 — Peak season daily visitors
#2 — Best Beach in Asia, Tripadvisor
Travelers’ Choice 2026
Sixty-One Tented Suites on the Edge of Bali's Most Photographed View.
Celesta is a five-star eco-luxury resort designed by Escape Nomade, whose “Living Without Walls” philosophy has shaped eco-luxury tented projects across 55 countries, winner of an AHEAD Asia award and served more than 350 projects.
Landscaping and site design by Swarna Hutama Loka. Construction managed by Bruder Indonesia, with over 50 completed projects across the archipelago.
- Farm-to-table restaurant and dining pavilion
- Open fire Pit BBQ area
- Organic garden and picnic deck
- Clifftop infinity pool and pool bar
- Full-service spa and wellness centre
- Amphitheatre
- Recovery and fitness zone
- Wedding and events spaces
- Stargazing deck
- Kids’ playground
- Jogging track
- Padel court
- Private fast boat service
Farm-to-table restaurant and dining pavilion
Open fire Pit BBQ area
Organic garden and picnic deck
Clifftop infinity pool and pool bar
Full-service spa and wellness centre
Amphitheatre
Recovery and fitness zone
Wedding and events spaces
Stargazing deck
Kids’ playground
Jogging track
Padel court
Private fast boat service
Every night sold, every meal served, every treatment booked flows into the profit your investment earns a share of.
All Tiers Hold the Same 80-Year Leasehold Term and Share in the Same Resort Profit Pool, Weighted by Lot Size.
Foundation
Starts at: 95 sqm.
From USD 56,900 / AUD 80,200.
20-yr avg annual return: 18.86%
Income floor: 4% per year (first 10 operating years)
Owner free stays: 5 nights per year.
All prices exclude 11% Indonesian VAT.
0% interest installment available over 8 months.
Lifestyle
Starts at: 142 sqm.
From USD 86,300 / AUD 121,700.
20-yr avg annual return: 20.17%.
Income floor: 6% per year (first 10 operating years).
Owner free stays: 7 nights per year.
All prices exclude 11% Indonesian VAT.
0% interest installment available over 8 months.
Legacy
Starts at: 342 sqm.
From USD 198,100 / AUD 279,300.
20-yr avg annual return: 20.84%.
Income floor: 8% per year (first 10 operating years).
Owner free stays: 10 nights per year.
All prices exclude 11% Indonesian VAT.
0% interest installment available over 8 months.
All Tiers Hold the Same 80-Year Leasehold Term and Share in the Same Resort Profit Pool, Weighted by Lot Size.
Foundation
Starts at: 95 sqm.
From USD 56,900 / AUD 80,200.
20-yr avg annual return: 18.86%
Income floor: 4% per year (first 10 operating years)
Owner free stays: 5 nights per year.
All prices exclude 11% Indonesian VAT.
0% interest installment available over 8 months.
Lifestyle
Starts at: 142 sqm.
From USD 86,300 / AUD 121,700.
20-yr avg annual return: 20.17%.
Income floor: 6% per year (first 10 operating years).
Owner free stays: 7 nights per year.
All prices exclude 11% Indonesian VAT.
0% interest installment available over 8 months.
Legacy
Starts at: 342 sqm.
From USD 198,100 / AUD 279,300.
20-yr avg annual return: 20.84%.
Income floor: 8% per year (first 10 operating years).
Owner free stays: 10 nights per year.
All prices exclude 11% Indonesian VAT.
0% interest installment available over 8 months.
PERMITS AND APPROVALS
Approved, Permitted, and Under Way
Environmental Approval
UKL-UPL approved
Building + Zoning Permit
PBG and PKKPR zoning authorised
Land Title
HGB, 25,604 m² held by the developer
Independent Audit
Annual third-party audit of hotel financials from opening.
The Financial Case is Simple
Income accrues from resort opening (late 2027) and is distributed annually, in arrears. First distribution late 2028. Income grows as the resort matures — Year 1 is the starting point of the projection, not the ceiling.
Cash Income by Tier
FOUNDATION
FROM 95 m²
USD
56,900
EXCL. 11% VAT
USD
214,643
20-YR TOTAL INCOME
19
%
20-YR AVG RETURN
POPULAR
LIFESTYLE
FROM 142 m²
USD
86,300
EXCL. 11% VAT
USD
348,177
20-YR TOTAL INCOME
20
%
20-YR AVG RETURN
LEGACY
FROM 342 m²
USD
198,100
EXCL. 11% VAT
USD
825,258
20-YR TOTAL INCOME
21
%
20-YR AVG RETURN
Cash income only, excluding estimated land appreciation.
Prices exclude 11% Indonesian VAT. Larger lots cost proportionally more and earn proportionally more — these yields apply to every lot in the tier.
Projections, not guarantees.
Same Lot. Same Income. Only The Pricing Changes.
BUY TODAY PHASE 1
USD
56,900
BUY TODAY PHASE 2
USD
71,600
WAITING COSTS YOU
USD
14,700
26% MORE FOR THE EXACT SAME ANNUAL INCOME
YOUR RETURN TODAY
19
%
IF YOU WAIT
15
%
Same lot. Same income. Phase 2 opens after groundbreaking.
Returns are 20-year average annual cash income against entry price, rounded, excluding 11% VAT. Projections, not guarantees.
BUY TODAY
USD
86,300
AT GROUNDBREAKING
USD
116,100
WAITING COSTS YOU
USD
29,800
35% MORE FOR THE EXACT SAME ANNUAL INCOME
YOUR RETURN TODAY
20
%
IF YOU WAIT
15
%
Same lot. Same income. Phase 2 opens after groundbreaking.
Returns are 20-year average annual cash income against entry price, rounded, excluding 11% VAT. Projections, not guarantees.
BUY TODAY
USD
198,100
AT GROUNDBREAKING
USD
275,100
WAITING COSTS YOU
USD
77,000
39% MORE FOR THE EXACT SAME ANNUAL INCOME
YOUR RETURN TODAY
21
%
IF YOU WAIT
15
%
Same lot. Same income. Phase 2 opens after groundbreaking.
Returns are 20-year average annual cash income against entry price, rounded, excluding 11% VAT. Projections, not guarantees.
How the Phased Pricing Works
Celesta is priced in stages, not all at once. Each price increase only happens once a real, verifiable milestone has been completed. The earlier stages carry higher projected returns, the longer you take to invest, the higher the entry price.
PHASE 1: LAUNCH PRICING
Lowest Entry Point
Entry
1 OCT 2026 – 31 JAN 2027
MILESTONE
Building permit (PBG), zoning (PKKPR) and environmental (UKL-UPL) authorised
This is the lowest entry price Celesta will ever offer.
PHASE 2: GROUNDBREAKING
Construction Begins
+26%
1 FEB – 30 APR 2027
MILESTONE
Groundbreaking ceremony held, site clearing and access road underway
You’re no longer buying a plan. You’re buying a site under construction.
PHASE 3 · STRUCTURE RISING
Platforms in Place
+25%
1 MAY – 31 JUL 2027
MILESTONE
Resort platforms and the main building’s foundation are in place across the site
The first show villa is completed this phase, giving investors a walk-through of the real product.
PHASE 4: RESORT COMPLETION
Topped Out
+20%
1 AUG – 30 NOV 2027
MILESTONE
All resort platforms complete, main building topped out
Fit-out, utilities, tents and landscaping take place during this phase.
How Investing Works. Three Steps. That’s It.
STEP 1
Log into the sales platform, select the lot you would like to invest in. You purchase an 80-year leasehold on a specific numbered lot on Kelingking Beach cliff. The lot is yours — held in your name under a Lease Agreement enforceable under Indonesian law, and sellable.
STEP 2
The land is then leased back to the operator who manages the site as a 5-star resort under Sono Hotels & Resorts. You have zero operational responsibilities.
STEP 3
Each year, up to 70% of net resort profit is distributed to all investors collectively, weighted by your lot size. Your income arrives while you do nothing.
No renovation risk. No vacancy headaches. No hidden fees, maintenance or levies. Just a land asset on Bali’s most iconic cliff, managed by Korea’s largest resort operator.
How Investing Works. Three Steps. That’s It.
You Are Investing Alongside Korea's Largest Resort Operator.
Sono Hotels & Resorts manages Celesta under under Sono Calm — a five-star eco-luxury wellness concept built for a specific kind of traveller: discerning, experience-led, and willing to pay for it.
70+ properties globally, including Cross Hotels & Resorts 10 million+ annual visitors, 588,000 loyalty programme members Trinity Airways: 4 million+ members with direct routes to Bali — a captive visitor pipeline 7 operating Bali properties today with 8 more planned.
Built to Be Checked. Every Protection Below Is Contractually Binding.
- A contractual minimum income floor — 4/6/8% per year of purchase price for the first 10 operating years, written into the Leaseback Agreement.
- An 80-year leasehold enforceable under Indonesian law and binding on the developer’s successors.
- Annual independent audit of hotel financials from opening, written into the Leaseback Agreement.
- A covenant that the property operates as a hotel throughout the term — your income survives any operator change.
Built to Be Checked. Every Protection Below Is Contractually Binding.
A contractual minimum income floor — 4/6/8% per year of purchase price for the first 10 operating years, written into the Leaseback Agreement.
An 80-year leasehold enforceable under Indonesian law and binding on the developer’s successors.
Annual independent audit of hotel financials from opening, written into the Leaseback Agreement.
A covenant that the property operates as a hotel throughout the term — your income survives any operator change.
CONTRACTUAL DOWNSIDE PROTECTION
A Minimum Income Floor, Written Into the Lease
For the first ten operating years you receive whichever is higher — your share of resort profit, or the floor below. It is an obligation in the Leaseback Agreement, not a projection.
FOUNDATION
4
%
PER YEAR
LIFESTYLE
6
%
PER YEAR
LEGACY
8
%
PER YEAR
Calculated on the net purchase price, excluding VAT.
Payable by PT Tiga Berkat Sentosa, the management company appointed by PT Bali Penida Jaya under the Leaseback Agreement.
This is Not for Everyone. And That is the Point.
Celesta suits investors with USD 60,000+ to deploy, comfortable with a leasehold structure under Indonesian law, and focused on yield — income diversification that outworks a term deposit. It may be eligible for Australian self-managed super funds, subject to the fund’s own rules (general information only — not financial advice).
It is not suitable if you need a freehold title, a residential or holiday home.
Register Your Interest
