The Serenity Retirement Village: A Long-Stay Community Designed for Graceful Living
The retirement village scenario operates on a fundamentally different revenue model to the resort and eco-lodge. Rather than nightly accommodation revenue, it generates entry lease premiums at the point of occupancy commencement and ongoing monthly service charges from all occupied units. The financial dynamics are distinct and for operators familiar with the Australian retirement village sector, the model will be immediately recognisable.
The Development Concept
| Parameter | Specification |
|---|---|
| Location | Stage 3 24,328 m² leased land, north of resort core |
| Total unit count | 56 units across three typologies |
| 1-bedroom apartments | 18 units entry premium AUD 310,000 to AUD 360,000 |
| 2-bedroom villa cottages | 28 units entry premium AUD 440,000 to AUD 520,000 |
| 3-bedroom premium villas | 10 units entry premium AUD 700,000 to AUD 850,000 |
| Shared amenities | Resort-quality pool and wellness centre, restaurant and social club, on-site clinic, concierge |
| On-site healthcare | 150 to 200 m² wellness clinic nurse plus visiting GP on roster |
| Hospital proximity | 45 minutes from new international hospital in Sanur |
Revenue Model
| Revenue Stream | Basis | AUD Amount |
|---|---|---|
| Entry lease premiums (100% occupancy, base case mid-point) | 56 units at weighted average AUD 486,000 | 27,200,000 |
| Monthly service charges (full occupancy) | 56 units at average AUD 2,500/month | 1,680,000/year |
| Ancillary revenue (restaurant, wellness, care services) | Estimated 15% of service charge | 252,000/year |
| Lease-up period | 36 months from opening three cohorts of 20, 22, and 14 units | Staged cash inflow |
IRR Scenarios (Levered, 50% Debt, 10-Year Hold)
| Scenario | Entry Premiums | Lease-Up Period | Equity IRR | Equity Multiple |
|---|---|---|---|---|
| Downside | 25% below base, lower pricing | 48 months | 10.2% | 2.1x |
| Base Case | Mid-point pricing | 36 months | 14.2% | 3.2x |
| Optimistic | Upper-end pricing, faster lease-up | 24 months | 18.4% | 4.1x |
The Indonesia Residency Framework
- Retirement Visa (Visa Pensiun): Allows foreign retirees to reside in Indonesia for up to 5 years. Requires proof of income of at least USD 1,500 per month, health insurance, and no working for Indonesian entities. Renewable.
- KITAS (Temporary Stay Permit): The operational mechanism for the retirement visa. Allows holders to open Indonesian bank accounts, obtain driving licences, and access healthcare services.
- Resident occupancy structure: Residents hold a long-term lifestyle lease (Hak Pakai granted to individual foreign nationals) rather than ownership, consistent with Indonesian foreign land tenure law. This structure is used in comparable Bali branded residence and retirement projects.
Access the Full Retirement Village Financial Model
Unit pricing detail, construction cost breakdown, lease-up cash flow schedule, and service charge revenue model are all in the Developer Portal.