Boutique 2 & 3 bedroom leasehold villas in Tumbak Bayuh, Bali.
Five mezzanine villas, finished well. Three remain, direct from the developer, from $175,000.
Double-height living, black-frame glazing, plunge pool, rooftop deck. Five minutes inland of Pererenan. No Phase II.
All five structurally complete. Villas 02, 04, 05 available. Current works: interiors, glazing, MEP, bathrooms, pools.
Five villas. Three remaining.
Five leasehold villas on one quiet street in Tumbak Bayuh, five minutes to Canggu, fifteen to the beach. Mezzanine 2BR and 3BR, finished well. One row. No Phase II.
Corner plot · 2BR mezzanine
Closed2BR · third-bed convertible
3BR mezzanine · rooftop master
Closed2BR · third-bed convertible
End plot · 3BR · rooftop suite
Every villa shares the same ground-floor envelope: entry and parking, then one open volume of living, dining and kitchen opening onto a private pool and garden. Two delivery waves: Villa 2 (Jun 2026), Villas 4 & 5 (Sep 2026). 2BR can convert to 3BR before Sept 2026.
Not renders. The villas as they stand today.
Black-steel glazing in, the floating stair hung, double-height volumes plastered. Photographed on site this month, not generated.
Photographed on site this month. Furniture and styling not included.
A double-height room, framed in black steel.
Glass folds open onto the pool. The mezzanine reads as a single vaulted volume: air, light, and the garden behind it.
Warm, dimensional, lived in, not styled.
The ground floor reads as one continuous room: kitchen, dining, and a sunken lounge toward the pool. Enclosed, climate-controlled, quiet.
Stone, steel, and a window to the green.
Travertine walls, vessel basins and black tapware, with a timber-and-pebble shower floor — each ensuite framed by the same full-height glazing as the living spaces.
A plunge pool, a quiet garden, the jungle behind.
The pool sits between the living room and the garden wall. Banana trees, a concrete pour, a few low planters. No fuss. The garden does the photograph; the wall keeps the neighbours out of it.
A second living room, above the trees.
On the 2BR, the rooftop is a full 45 m² open deck: pergola, lounge, ocean to the south, jungle and rice paddies inland. On the 3BR, it becomes a rooftop master suite with a private 8.6 m² patio and 10 m² deck.
Optional canopy + furniture package for year-round use, from $2,000. Available on Villas 2, 4 (2BR open deck) and Villa 5 (3BR rooftop suite).
Pererenan's next street, before the rest of the street arrives.
Inland of Pererenan beach in a protected greenbelt. Paved roads, fibre in, three new boutique developments within a kilometre. Moving, but not loud yet.
Three reasons people buy here. In this order.
A villa they actually want to live in.
Double-height living, soft light, no rental-cliché finishes. The kind of villa you keep when life changes, not the kind you flip in 18 months.
Rental that covers itself, at a moderate scenario.
3BR pool villas in Pererenan/Canggu run 65–85% occupancy. Our moderate scenario (75%) returns ~16% net on a 2BR. Conservative still clears double digits.
A founder you can actually call.
Kara designed it, sources the materials, and meets every buyer herself. No sales team between you and the build. On site weekly through handover.
What you get for the base price, and what's optional.
No surprises at handover. Anything optional is quoted in writing first; full breakdown in the sales pack.
Included in base price
From $175,000- 27.5-year leasehold villa, registered through a licensed PPAT notary
- Full villa construction, structural & finished
- Built-in island kitchen & pantry, terrazzo top
- Built-in bathrooms: sanitary, vanities, fittings
- Private plunge pool & garden landscaping
- Rooftop deck (2BR) or rooftop master suite (3BR)
- Basic lighting throughout, full A/C, fibre & wiring
- Fixed-price, fixed-milestone payment schedule (10/40/10/10/30)
- Monthly dated site photos until handover
- Two-year defects warranty after handover
Fixed price at contract signing. Nothing in this list is upsold later.
Optional upgrades
Quoted in writing- Full furnishing package + $15,000
- Third-bedroom rooftop master (2BR → 3BR) + $45,000
- Rooftop timber canopy / pergola from $2,000
- Rooftop furniture set (sofa, dining, planters)
- Styling & decor package (art, textiles, soft furnishings)
- Property & rental management 18% of net
- Rental licence support (Pondok Wisata / villa permit)
- Notary / PPAT & leasehold transfer at cost
- Independent legal review — we recommend
Upgrades are entirely optional. Many buyers pick none. Choose what you'd actually use.
One price list. No surprise costs at handover.
Fixed at signing, unchanged through handover.
2BR mezzanine
120 m² built · ~93 m² land · plunge pool. Convertible to 3BR before Sept 2026.
3BR mezzanine + rooftop
155 m² built · ~100 m² land · plunge pool · rooftop terrace. Only one 3BR remaining (Villa 5).
All prices in USD. 27.5-year leasehold plus a registered 20-year renewal, recorded through a licensed Indonesian PPAT notary. Independent legal review available on request.
No large upfront. Five milestones tied to construction.
Each milestone is signed off by the licensed notary handling your leasehold. You pay for a stage that already exists, not a promise.
Legal & safety. Lease and transfer documents are issued through a licensed PPAT (Pejabat Pembuat Akta Tanah). We strongly recommend buyers retain independent Indonesian legal counsel before signing.
Projected rental at conservative, moderate, and strong occupancy.
Estimates for a 2BR at $175,000 unfurnished, from twelve months of comparable-villa data within 2 km, net of management (~18%), maintenance and 20% rental income tax. 3BR shown for reference.
A note on these projections: figures are estimates from comparable villas and current market assumptions. Actual performance depends on furnishing, management, seasonality and reviews. We don't guarantee any return. We share the comps and the months the area underperforms with every buyer.
Direct from the developer.
I designed Shakiro, sourced the materials, manage the build, and meet every buyer myself. No sales team between us. I'm Kara — architect by training, developer by practice.
On site weekly through handover, with dated monthly updates to every buyer. My team has built four other Pererenan and Canggu developments over six years.
- Architectural & interior direction
- Materials & finish selection
- Buyer communication, end-to-end
- Build oversight & handover
- Local Bali contractor, 6 yrs in Pererenan
- Licensed Indonesian PPAT notary
- Independent QS for milestone sign-off
The design we built to.
The original renders, kept here for layout and finish intent. Compare them against the on-site photos above.
The questions buyers ask first.
Three villas remaining. Come and see them.
Request the sales pack, the latest site photos and inspection times. Everything within 24 hours, directly from Kara, not a sales rep.
- Full sales pack: floor plans, finishes spec, contract template
- Projected rental model with your villa's specific occupancy comps
- This month's dated site photos
- Available inspection times: Tuesday through Saturday