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-framed glazing, an island kitchen, a private plunge pool and a rooftop deck. One row in Tumbak Bayuh, five minutes inland of Pererenan. No Phase II.
All five villas structurally complete. Villas 02, 04 and 05 are available. Current works — interiors, glazing, MEP, bathrooms, pools, final finishes.
Five villas. Three remaining.
A boutique leasehold development of five villas on a single quiet street in Tumbak Bayuh — five minutes to Canggu, fifteen to the beach. Mezzanine-style 2BR and 3BR villas with double-height living, black-framed glazing, an island kitchen and a private plunge pool. One row, finished well. No Phase II.
Corner plot · 2BR mezzanine
Closed2BR · third-bed convertible
3BR mezzanine · rooftop master
Closed2BR · third-bed convertible
End plot · 3BR · rooftop suite
Each villa shares the same ground-floor envelope — entry and parking, then a single open volume of living, dining and kitchen, opening onto a private pool and garden at the rear. Two delivery waves — Villa 2 in June 2026; Villas 4 & 5 in September 2026. 2BR villas can still convert to 3BR before September 2026.
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.
Polished concrete floors, slatted teak ceilings, terrazzo island kitchen. The ground floor reads as one continuous room: the kitchen anchors the dining table; the lounge sits two steps below, sunken toward the pool deck. Everything is enclosed, climate-controlled, and quiet.
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 villas, the rooftop is a full 45 m² open deck — timber pergola, lounge, ocean to the south, jungle and rice paddies inland, volcano on the horizon at sunset. On the 3BR, that space converts to a rooftop master suite with a private 8.6 m² patio and small 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.
Tumbak Bayuh sits inland of Pererenan beach in a protected greenbelt. Canggu is five minutes away; the airport, forty-five. Roads paved, fibre in, three new boutique developments breaking ground within a kilometre. The pocket is moving — but it isn't loud yet.
Three reasons people buy here. In this order.
We don't market every feature as a selling point. There are three reasons buyers we know have signed in the last six months. We'd rather show you those clearly than bury them in a spec list.
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 not in the included list is your choice, quoted in writing first, and only added if you ask. The full line-item breakdown is 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.
Prices are fixed at contract signing and unchanged through handover. Anything added later is your choice and quoted in writing first. Below is what the public list looks like.
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 Indonesian notary handling the leasehold transfer. You're not paying for a promise — you're paying for a stage that already exists.
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.
Figures below are estimates for a 2BR at $175,000 unfurnished, based on twelve months of comparable-villa data within 2 km of the site, net of management (~18%), maintenance, and 20% Indonesian rental income tax. Excludes leasehold amortisation. 3BR shown alongside for reference.
A note on these projections: rental figures are estimates based on comparable villas and current market assumptions. Actual performance depends on furnishing, management, seasonality, reviews and platform performance — we don't guarantee any specific return. We share the underlying comps, the sensitivity model and the months the area underperforms with every buyer.
On site, photographed monthly.
As of May 2026, black-frame glazing, slatted ceiling works, built-in kitchen structure, and bathroom MEP installation are underway across Villas 2, 4 and 5. We send dated site photos to every buyer the day they're taken.
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, and I send dated monthly construction updates to every buyer. My team has built four other Pererenan and Canggu developments over the past 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 questions buyers ask first.
Three villas remaining. Come and see them.
Request the sales pack, the latest dated site photos, and available inspection times. We'll send 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