The Eco-Lodge and Wellness Campus: A Higher-Margin Alternative
The eco-lodge scenario occupies a smaller physical footprint than the resort, targets a higher ADR through wellness programme integration, and achieves stronger EBITDA margins through a direct booking and minimum-stay model. For developers who want institutional returns without the scale and capital requirement of the full resort programme, this is the model.
The Development Concept
| Parameter | Specification |
|---|---|
| Key count | 22 keys 15 forest garden bungalows, 7 ridgeline view pavilions |
| Location | Upper terraced zones of Stage 2 and lower section of Stage 3 |
| Public areas | Distributed open-air pavilion design no large single main building |
| Wellness programme | Structured retreat curriculum: Balinese healing, yoga, guided nature immersion |
| F&B approach | Farm-to-table using on-site agricultural produce from retained Subak terraces |
| Distribution model | Direct booking primary; 3-night minimum stay from Year 2 |
| Certifications targeted | B-Corp, EDGE (IFC) both contribute to premium positioning and ESG investor narrative |
Revenue Model Base Case
| Revenue Line | Assumption | Annual AUD |
|---|---|---|
| Accommodation (22 keys) | AUD 1,062/night, 64% occupancy | 5,469,000 |
| Wellness programme revenue | Retreat packages and day programmes | 970,000 |
| Food and beverage (full-board option) | Included in programme pricing | 1,100,000 |
| Total stabilised revenue (Year 5) | 7,539,000 | |
| EBITDA (38 to 42% margin) | Higher due to direct booking and on-site produce | 2,865,000 to 3,166,000 |
IRR Scenarios (Levered, 50% Debt, Exit Year 10 at 13x EBITDA)
| Scenario | ADR (AUD) | Occupancy | Equity IRR | Equity Multiple |
|---|---|---|---|---|
| Downside | 850 | 55% | 12.4% | 2.7x |
| Base Case | 1,062 | 64% | 18.6% | 4.5x |
| Optimistic | 1,250 | 72% | 24.1% | 6.2x |
Why the Wellness Premium Is Sustained
- Properties with integrated wellness programming consistently achieve 15 to 25 per cent ADR premiums over comparable non-wellness resort products in the Bali highland market (Horwath HTL, 2025)
- The minimum-stay model reduces distribution costs and OTA commission dependency a direct booking share of 70 per cent or higher is achievable for a wellness retreat brand with a distinct programme identity
- B-Corp certification and EDGE rating from the IFC increasingly influence booking decisions for the sustainability-aligned premium traveller segment the primary target for this scenario
- The bamboo forest section of Stage 2 provides harvestable Dendrocalamus asper (giant bamboo) as a construction and interior material both a cost input and a genuine sustainability narrative that is visible to guests
Explore the Eco-Lodge Financial Model
Full year-by-year projections, construction cost breakdown, and wellness programme revenue assumptions are available in the Developer Portal.