An 80-year leasehold on a specific, numbered land lot on the Kelingking Beach clifftop, together with a proportional share of the resort’s profit for the term of the lease. There are 145 lots in total. On that land stands Celesta, a 61-key five-star eco-luxury tented resort. You hold rights over land — you do not own a room.

No. You do not own, furnish, manage or let a villa. 61 Villas are built across the site and operated as a single business. Your interest is in the land lot and in the pooled income the resort generates.

Because the two are not connected. You are not buying a villa and letting it out. You hold a leasehold over part of the land the whole resort sits on, and you receive a share of the resort’s profit in proportion to your lot area. The resort has 61 keys because that is what the site and the design support. Your income comes from the performance of the entire operation, not from one villa’s occupancy.

Freehold title in Indonesia is not available to foreign individuals. Leasehold is the standard structure for foreign investment in Indonesian property, and 80 years is the longest term available — materially longer than the 25 and 30-year leaseholds common in Bali.

Yes. Your leasehold is held in your own name under a Lease Agreement signed directly between you and PT Bali Penida Jaya, enforceable under Indonesian law. Each lot is individually numbered and identified in that agreement. Notarisation is available at your request and cost, but it is not required to complete the purchase.

Hak Guna Bangunan, the Indonesian right-to-build title. The developer, PT Bali Penida Jaya, holds HGB over a registered parcel of 25,604 sqm, and your leasehold sits within that title.

No. The land is leased to the operating company for the resort, which is what generates your income. There is no self-build option, and Celesta is not a residential or holiday-home product. Owners instead receive complimentary nights at the resort each year — 5 for Foundation, 7 for Lifestyle, 10 for Legacy.

Yes. The leasehold is an inheritable asset and passes under your estate for the balance of the term.

Yes, once two conditions are met: the resort has reached Full Operation, and your purchase is paid in full. From that point the leasehold can be sold, assigned or gifted, subject to the developer’s written approval and the transfer provisions in your agreement. The buyer signs a Novation Agreement, takes over the remaining term, and the leaseback arrangement continues unchanged.

The leasehold expires and the land reverts to the developer. There is no automatic extension or renewal right.

Your leasehold is a binding agreement with the developer, enforceable under Indonesian law, and under its terms it binds the developer’s successors and assigns. The Leaseback Agreement includes a covenant that the property continues to operate as a hotel throughout the term, so your income arrangement survives a change of operator.

A Leasehold Agreement and a Leaseback Agreement. Both are issued for your review after you reserve a lot, alongside access to a data room for your own due diligence.

Foundation from 95 sqm, Lifestyle from 142 sqm, Legacy from 342 sqm. Lot sizes vary slightly within each tier, and every lot is priced individually according to its area.

145 in total — 87 Foundation, 50 Lifestyle, 8 Legacy. The number is fixed by the site and will not increase. There is no phase two of land and no adjacent parcel.

Lot size, and what follows from it. All three hold the same 80-year term and share in the same profit pool. What differs is the area you hold, your contracted profit share, your minimum income floor and your annual owner nights.

Tier table Foundation, from 95 m², profit share 65%, income floor 4% p.a., 5 owner nights Lifestyle, from 142 m², profit share 70%, income floor 6% p.a., 7 owner nights Legacy, from 342 m², profit share 70%, income floor 8% p.a., 10 owner nights.

Yes, proportionally. Income is allocated by area and price is set per square metre, so a lot twice the size costs roughly twice as much and earns roughly twice as much. The percentage return is the same across every lot within a tier.

Yes. Every lot is individually numbered on the site plan, and available lots are shown live on the sales platform with size, price and projected return. Lots are allocated on a first-come basis within each phase.

Each lot is individually identified and numbered on the registered site plan, and referenced by that number in your leasehold deed. The site operates as a single resort, so lots are not separately fenced or bounded on the ground.

The resort masterplan determines what stands on each part of the site. You do not own the structure on your lot, and your income does not depend on it — you earn from the whole resort, not from whatever sits on your particular lot.

No, but you receive complimentary nights at the resort each year:

Foundation — 5 nights per year
Lifestyle — 7 nights per year
Legacy — 10 nights per year

These are guest nights at the resort, subject to availability and advance booking. They are not cumulative and do not roll over if unused. You are not staying on your own lot.

Lots sit in different positions across the site — some closer to the cliff edge, others set back into the landscape. Every lot is individually numbered on the site plan so you can see exactly where yours is before you choose.

Your land is leased back to the operating company under a Leaseback Agreement. Each year the resort’s operating profit is calculated, and a contracted share of it is distributed to lot holders as a group. Your share of that pool is set by your lot’s area relative to all the land.

Up to 70%. Lifestyle and Legacy lots are contracted at 70% of operating profit. Foundation lots are contracted at 65%.

No. There is no villa attached to your lot. You earn from the entire resort operation — every room night, every meal served, every spa treatment, every wedding and event. Your income does not depend on whether one particular villa is occupied on a given night, which also means you are not exposed to a single unit sitting empty.

Income begins accruing when the resort opens, currently targeted for Q4 2027.

Q4 2028, covering the first year of operation, then annually thereafter.

No. Published figures are 20-year averages. Year one is lower than the average because the resort is still building occupancy, and income grows as it matures. Actual income will vary with resort performance.

None are charged to you. There are no management fees, maintenance charges, service levies, renovation costs or staffing costs payable by lot holders. The operating company bears all of these, and they are deducted before operating profit is calculated — which is the figure your share is taken from.

Income distributions are subject to Indonesian tax, withheld and reported by the operating company. You receive an annual statement. How that income is then treated in your home country depends on your residency and any applicable double taxation treaty — please take your own tax advice.

Operating profit is the resort’s earnings after all operating costs, the management fee payable to Sono, and the annual capital reserve set aside for FF&E and capital expenditure. Your contracted share is calculated on that figure. Tax on your distribution is withheld separately, after your share has been determined.

For the first ten operating years you receive whichever is higher: your share of resort profit, or a fixed minimum. The minimum is calculated on your net purchase price, excluding VAT:

Foundation — 4% per year Lifestyle — 6% per year Legacy — 8% per year

It is a contractual obligation of the operating company under the Leaseback Agreement, not a projection. Every other return figure in our materials is modelled. This one is committed.

It is a floor, not a top-up you claim. Each year your profit share is calculated. If it comes to more than the floor, you receive the profit share. If it comes to less, you receive the floor. You are not paid both.

Your income is your profit share alone, with no minimum applying. By that point the resort has a decade of trading history and audited financials, so performance is a matter of record rather than projection.

At Phase 1 pricing, projected 20-year average annual cash income is:

Foundation, from USD 56,900 — 19%

Lifestyle, from USD 86,300 — 20%

Legacy, from USD 198,100 — 21%

These are cash income only and exclude land appreciation. They are projections built on the resort’s financial model, not guarantees.

Over the full 20-year projection, the smallest lot in each tier is modelled to produce:

Foundation, 95 sqm — USD 214,643

Lifestyle, 142 sqm — USD 348,177

Legacy, 342 sqm — USD 825,258

Because the price rises while the income does not. The same lot earns the same amount whether you buy in Phase 1 or Phase 4 — you simply pay more for it. Projected 20-year average annual returns by phase are approximately 19 to 21% at Phase 1, 15% at Phase 2, 12% at Phase 3 and 10% at Phase 4.

Yes. Year one is below the average because the resort is still building occupancy. The model projects income roughly 1.8 times higher across years 11 to 20 than across years 1 to 10, as the resort matures.

Roughly seven to eight years of operation, measured on cumulative cash income. Because early years earn below the 20-year average, payback takes longer than dividing the price by the average annual figure would suggest. Counting from purchase, allow also for the construction period and the first distribution in Q4 2028.

The model assumes approximately 8% annual growth in leasehold value, based on comparable Bali clifftop land. This is presented separately and is not included in any yield figure quoted. It is an estimate, not a commitment, and it is unrealised until you sell.

Because they behave differently and blending them into one headline number overstates returns. Cash income arrives in your account annually. Appreciation is a paper gain until a resale actually happens.

Land appreciation, and any tax payable in your home country. Prices exclude 11% Indonesian VAT.

Because risk falls as the project is built. Celesta is priced in four stages, and each increase is triggered by a verified construction milestone rather than a date on a calendar. Earlier buyers accept more delivery risk and are compensated with a lower entry price and a higher projected yield. Later buyers pay more for an asset they can see standing.

Phase 1, Launch Pricing, 1 October 2026 to 31 January 2027. Milestone: building permit (PBG), zoning (PKKPR) and environmental (UKL-UPL) approvals authorised. Lowest entry price Celesta will offer.

Phase 2, Groundbreaking, +26% to +39% depending on tier , from 1 February 2027. Milestone: groundbreaking ceremony held, site clearing and access road underway.

Phase 3, Structure Rising, +25%, from 1 May 2027. Milestone: platforms and the main building’s foundation in place across the site. The first show villa completes during this phase.

Phase 4, Resort Completion, +20%, from 1 August 2027. Milestone: all platforms complete, main building topped out.

The Phase 2 increase varies by tier, because Phase 1 pricing was set per tier. Foundation rises approximately 26%, Lifestyle approximately 35%, Legacy approximately 39%. Phases 3 and 4 rise uniformly at 25% and 20% across all tiers. The lot does not change and the income does not change — only the price you pay for it.

Yes. Your price is locked at the phase in which you sign. Subsequent increases do not apply to you.

If the milestone slips, the price holds. The increase is released by evidence of completion, not by the calendar.

No. Income begins for every lot holder when the resort opens, regardless of which phase you bought in. Buying in Phase 1 does not delay your first distribution; it lowers your entry price.

No. All listed prices exclude 11% Indonesian VAT (PPN), which is payable on purchase. Foundation from USD 56,900 becomes approximately USD 63,200 all-in.

The 80-year leasehold over your lot. There is no separate charge for the resort’s construction, furnishing or fit-out — those are the developer’s cost.

No. There are no management fees, maintenance charges, service levies, renovation costs or staffing costs payable by lot holders. The operating company bears all of these, and they are deducted before operating profit is calculated — which is the figure your share is taken from.

Income distributions are subject to Indonesian tax, withheld and reported by the operating company before payment reaches you.

Yes. You receive an annual statement.

That depends on your country of residence and on any double taxation treaty between it and Indonesia. Take your own tax advice — nothing in this document is tax or financial advice.

Beyond the purchase price and 11% VAT, there are no other costs payable to the developer. If you choose to have your agreements notarised, the notary’s fees are yours.

Choose a lot from the current price list and pay the booking fee to reserve it. A data room is then opened for your due diligence, and the Leasehold and Leaseback Agreements are issued for your review.

A Leasehold Agreement and a Leaseback Agreement.

A data room is opened once you have reserved, giving you access to the project documentation for your own due diligence.

First-come within each phase. Every lot is individually numbered on the site plan, and the live price list shows which are available, which are on hold and which have gone.

Yes. Your price is locked at the phase in which you sign, and subsequent increases do not apply to you.

Yes. Site visits can be arranged. A show villa completes during Phase 3, so later-phase buyers can walk through the finished product before committing.

A 10% booking fee on reservation, a 35% deposit on signing, then five monthly instalments of 10% and a final instalment of 5% — eight times installment in total, with no interest charged.

Yes. The agreements are signed directly between you and the developer and can be signed electronically from wherever you are. There is no requirement to travel to Indonesia. If you request notarisation, that may require attendance.

Yes, at your request and cost. You may use the project notary, or appoint your own. Either way, you are encouraged to have your own lawyer review the agreements before you sign, and we will provide whatever documentation they ask for.

Your leasehold takes effect on signing, under the terms of the agreement itself. There is no registration or notarial step to wait for unless you request one.

Yes. A 0% interest instalment plan is available over 8 months.

Payment is made in IDR. Prices are quoted in USD, with AUD, SGD and EUR shown for reference only.

All quoted rates are updated before each price list release. The exchange rate applied to your purchase is fixed at the date of each payment.

Payments are due on the dates set out in your payment schedule. A late payment carries a delay penalty of 2% per month on the amount outstanding.

If two consecutive payments are missed, the developer is entitled to cancel the agreement without further notice, and sums already paid are not refunded.

If you need to cancel for your own reasons and the developer agrees in writing, 50% of what you have paid is refunded.

Payment is by bank transfer to the developer’s account, the details of which are set out in your agreement and confirmed to you directly. All payments must be made in full without deduction, and any bank charges are yours.

Tent design and supply — Escape Nomade, whose “Living Without Walls” philosophy has shaped eco-luxury tented projects internationally and won an AHEAD Asia award. Landscaping and site design — Swarna Hutama Loka. Structure and MEP consultant — Bruder Indonesia. Operation — Sono Hotels & Resorts, under their Sono Calm five-star wellness brand, on a management contract. Developer and seller — PT Bali Penida Jaya.

Groundbreaking is expected around December 2026, with site clearing and access road works following. Platforms and the main building foundation are due across the site by early 2027, and the structure topped out by mid-2027. Fit-out, utilities, tents and landscaping run through late 2027, with the resort opening in Q4 2027.

Yes. The first show villa completes during Phase 3, between May and July 2027, so later-phase buyers can walk through the finished product before committing.

Yes. Site visits can be arranged, both before and during construction.

The sales phases are driven by construction milestones, so progress is visible and verifiable as you go. The phase currently open tells you exactly how far the build has come, and each price increase requires the milestone to have been completed and independently verified.

The developer commits to a completion date stated in your agreement. If the resort is more than six months late reaching Full Operation, the developer pays your tier’s minimum income floor rate annually on everything you have paid in, until Full Operation is reached. Neither your 80-year term nor your ten-year income floor period is shortened by the delay.

Yes. Lot holders receive a quarterly progress update with photographs and a note on milestone status.

Zoning approval (PKKPR) is authorised. Environmental approval (UKL-UPL) has been granted. The building permit (PBG) has been issued . Land title is held under HGB over a registered parcel of 25,604 sqm by the developer, PT Bali Penida Jaya.

A data room is opened once you have reserved a lot, for your own due diligence.

Sono Hotels & Resorts, under its Sono Calm five-star eco-wellness brand, on a management contract. Sono operates 70+ properties globally, including Cross Hotels & Resorts, and hosts around 10 million guests annually. It also holds 588,000 loyalty programme members and owns  Trinity Airways , which has 4 million members and flies direct to Bali.

Because your income is a share of how well the resort trades, not a fixed rent. Occupancy, room rates, food and beverage, spa and events all feed the profit pool your share is calculated from. The operator’s ability to fill the resort and run it profitably is the single biggest variable in your return.

Your leasehold is with the developer, not the operator, so a change of operator does not affect it. The Leaseback Agreement includes a covenant that the property continues to operate as a hotel throughout the term, so your income arrangement continues under any replacement operator.

The hotel’s financials are independently audited annually from opening.

Yes. The leasehold is transferable and can be sold, assigned or gifted at any point during the term, subject to the transfer provisions in your agreement. The buyer takes over the remaining term and the leaseback arrangement continues unchanged.

No. Transfer becomes available once the resort has reached Full Operation and your purchase is paid in full. Holding transfers until opening keeps pricing consistent for every buyer across the four phases, which protects the value of every lot including yours.

The seller bears the transfer costs: the developer’s administration fee as set out in your Agreement Data, and any notary’s fees if you choose to have the Novation Agreement notarised. Any tax arising on a sale is the seller’s own responsibility and depends on their circumstances.

The term is 80 years, so for the first several decades the remaining lease is long enough that it is unlikely to be the main factor in a resale price. It becomes more material the closer the term gets to expiry.

The leasehold expires and the land reverts to the developer. There is no automatic extension or renewal right.

An island roughly 20 km off the southeast coast of Bali, about 35 minutes by fast boat from Sanur.

Fast boat from Sanur, arriving principally at Banjar Nyuh harbour. The resort will also operate a private fast boat service for guests.

Kelingking Beach is the island’s most visited attraction and one of the most photographed coastlines in Indonesia. Nusa Penida received up to 1.5 million visitors in 2025 according to the Klungkung Tourism Office. Tripadvisor’s Travelers’ Choice ranked Kelingking the #2 beach in Asia for 2026.

Almost none of those visitors stay overnight, because until now there has been nowhere on the clifftop to stay. There is no other development site on this cliff.

Bali received 6.95 million international visitors in 2025, up from 6.33 million in 2024. Nusa Penida is among the fastest-growing parts of that, with harbour upgrades, expanded cargo capacity and new visitor management systems underway. That growth has also placed real pressure on the island’s infrastructure and waste management, which is part of why permitted, licensed development on a cleared site matters.

You create an account, which gives you the live price list showing every available lot, its size, price and projected return, along with the current phase and which lots are on hold or sold.

Yes. You can arrange a call to walk through the lots, pricing, structure or payment process before committing to anything.

You receive access to the platform and the current price list. From there you can choose a lot, arrange a call, or request a site visit.