The resort scenario is the most immediately comparable to established Bali highland precedents and the development model with the deepest comparable dataset. This page presents the full investment case for a 40-key boutique luxury pool villa resort on Stages 1 and 2 of the Sidemen Serenity Estate.
| Parameter | Specification |
|---|---|
| Key count | 40 individual pool villa pavilions |
| Primary typology | 1-bedroom pool villa with covered verandah, open-plan living and dining, private plunge pool |
| Secondary typology | Studio pool villa for solo travellers and retreat programme guests |
| Main building complex | Reception, restaurant, spa and wellness centre, back-of-house on the Stage 1 plateau |
| Site area (Stages 1 and 2) | 53,740 m² combined |
| Total gross floor area (indicative) | Approximately 12,000 to 15,000 m² |
| Architectural style | Contemporary Balinese timber, bamboo, volcanic stone, open-air pavilion form |
| Revenue Line | Assumption | Annual AUD |
|---|---|---|
| Villa accommodation (40 keys) | AUD 750/night, 68% occupancy | 6,726,000 |
| Food and beverage | 28% of room revenue | 1,883,280 |
| Spa and wellness | 10% of room revenue | 672,600 |
| Resort programming and tours | 6% of room revenue | 403,560 |
| Total stabilised revenue (Year 5) | - | 9,685,440 |
| EBITDA (30% margin, base case) | - | 2,905,632 |
| Cost Component | AUD Low | AUD High |
|---|---|---|
| Land acquisition (Stages 1 and 2 proportion) | 3,200,000 | 4,800,000 |
| Title conversion, legal, BPHTB | 250,000 | 420,000 |
| Architecture, engineering, master planning | 580,000 | 820,000 |
| AMDAL and permitting | 80,000 | 185,000 |
| Construction main building complex | 3,100,000 | 4,200,000 |
| Construction 40 villa pavilions | 7,800,000 | 11,200,000 |
| Roads, landscaping, infrastructure | 1,560,000 | 2,200,000 |
| Water, wastewater, MEP | 420,000 | 620,000 |
| Solar PV and electrical systems | 550,000 | 820,000 |
| FF&E and OS&E | 2,600,000 | 3,800,000 |
| Pre-opening and marketing | 880,000 | 1,200,000 |
| Contingency (10%) | 1,200,000 | 1,700,000 |
| TOTAL | 22,220,000 | 31,965,000 |
| Scenario | ADR (AUD) | Occupancy | Equity IRR | Equity Multiple (10yr) |
|---|---|---|---|---|
| Downside | 600 | 58% | 10.8% | 2.4x |
| Base Case | 750 | 68% | 17.1% | 4.1x |
| Optimistic | 940 | 76% | 22.3% | 5.6x |
| Comparable Property | Key Count | ADR (AUD) | Occupancy |
|---|---|---|---|
| Capella Ubud | 22 tented villas | 1,875 to 3,280 | 68 to 78% |
| Alila Ubud | 56 rooms and villas | 547 to 1,016 | 70 to 78% |
| Como Uma Ubud | 46 rooms and villas | 625 to 1,094 | 68 to 76% |
| Sidemen Serenity Resort (target, Year 5) | 40 pool villas | 750 to 940 | 65 to 76% |
The complete year-by-year financial model for the resort scenario including sensitivity analysis and operator fee structure assumptions is in the Developer Portal.