Assets details
location
Jimbaran, South Bali
Status
Off-Plan
Ownership
Leasehold
Leasehold Period
29 years with extension rights
Property Type
Boutique villa development
Starting price
USD 249,000
land size
Approx. 124 sqm – 170 sqm per villa (depending on unit type)
Living size
Approx. 63 sqm per villa
year built
2026
certificate
Leasehold (Hak Sewa) with registered land lease agreement
zoning
Pink Zone (Tourism Land)
BOCOA Jimbaran is a boutique, hospitality-led villa development located in one of South Bali’s most established coastal markets. Positioned just a short walk from Jimbaran Beach and surrounded by five-star resort infrastructure, the project is designed to capture consistent leisure demand while maintaining long-term relevance beyond short-term travel cycles.
The development comprises a limited collection of seven private one-bedroom villas, each designed around BOCOA’s signature architectural language of tropical minimalism and organic brutalism. The small scale supports operational efficiency, guest experience quality, and pricing resilience — key factors for investors seeking sustainable rental performance rather than volume-driven exposure.
From an advisory perspective, BOCOA Jimbaran is positioned as a data-informed hospitality asset, benefiting from tourism zoning, proximity to the airport, and a proven developer track record. The opportunity is assessed through Aterra’s investment framework, with emphasis on downside awareness, execution quality, and the asset’s ability to perform across varying market conditions over time.
Advisory Assessment
A structured evaluation of rationale, risk considerations, long-term outlook, and advisory access.
Investment Rationale
This opportunity is assessed based on structural fundamentals, market positioning, and long-term relevance rather than short-term pricing or demand cycles.
Market Content
Jimbaran is an established coastal destination with tourism zoning, limited boutique villa supply, and consistent year-round demand supported by proximity to the airport and five-star resort infrastructure.
Demand drivers
Sustained interest from international leisure travelers seeking quieter, higher-quality coastal alternatives to Bali’s saturated short-term rental markets, with a preference for design-led, private accommodation.
Structural advantage
A deliberately limited development scale of seven villas supports operational efficiency, guest experience quality, and reduced oversupply risk compared to higher-density projects.
Optionality
The asset supports multiple use cases, including professionally managed short-term rentals, personal use, or a blended lifestyle and income strategy depending on investor objectives.
Key Considerations
Every investment carries risk. The following considerations are outlined to support balanced, informed decision-making.
Market sensitivity
Hospitality performance in Bali is influenced by broader macro conditions, including global travel trends, tourism flows, and seasonal demand patterns.
Regulatory and zoning context
While the project is located in Tourism Zoning (Pink Zone), investors should conduct independent legal and regulatory review to ensure alignment with long-term compliance and operating strategy.
Liquidity considerations
Boutique hospitality assets are typically suited to medium- to long-term holding periods, with lower short-term liquidity compared to traditional residential resale assets.
Execution factors
Project outcomes remain dependent on construction quality, delivery timelines, and operational execution, which are key drivers of long-term performance.
Long-Term Perspective
BOCOA Jimbaran is assessed with a medium- to long-term investment horizon in mind. Performance is expected to be driven by location durability, design relevance, and the asset’s ability to maintain pricing power and occupancy across market cycles.
This opportunity is best suited to investors prioritising income durability, controlled scale, and long-term participation rather than short-term turnover or speculative resale strategies.
Oma Sora Umalas
location
Umalas, South Bali
type
Private villas
Positioning
Oma Sora is a design-led boutique villa development, offering a limited collection of private villas for investment in Bali’s lifestyle and short-term rental market.
investment notes
- Limited collection of 15 villas, ensuring exclusivity and long-term relevance
- Prime high-demand residential location, appealing to both short-stay guests and long-term tenants
- Design-led, fully furnished villas, delivered turnkey for flexible personal use or managed rental income
contact
Clear Accountability
