Auraya Villas Uluwatu — 4 Freehold Ocean-View Villas

Introducing Auraya

Freehold land, the right way — on the cliff, by the ocean.

Most of Bali sells on short, non-extendable leases. Auraya is different: freehold-equivalent HGB title held through your own PT PMA — the strongest ownership structure available to foreign buyers — and fully extendable, so the land keeps working for you for the long term.

Each home is built for the way Uluwatu lives — open to the sea, private from the world, and finished to a standard that holds its value for decades.

"Once these four are gone, there are no more."

The difference, in one look

Leasehold vs freehold-equivalent HGB

Most Bali villas sell on a short lease — a clock that runs down to zero. Here's what you hold instead.

	Typical leasehold	Auraya — freehold-equivalent HGB
Ownership horizon	Fixed 25–30 year lease, counting down from day one	Extendable title — renewable at term, not expiring
What you hold at year 30	A lease near expiry, worth a fraction of what you paid	An asset you still own and can extend, sell, or pass on
Capital appreciation	The landlord captures the land's rise — not you	You're positioned to capture land appreciation yourself
Resale	You sell a shrinking lease that buyers discount	You sell the villa and its title, not a countdown

The long-term advantage assumes the HGB title is extended at term — a routine but not automatic process. We explain exactly how it works, and how we manage it, in the investor pack.

The hard numbers

What you're actually buying

No mystery pricing. Here are the figures serious buyers ask for first.

Bedrooms / villa

145 m²

Built area

110–147 m²

Land per villa

Q4 2027

Handover

Pre-sale from Rp 5.28 B ≈ USD 293,000 at 18,000 · freehold-equivalent HGB via PT PMA · price held until 31 July 2026 · reserve during pre-sale and your rooftop jacuzzi (worth Rp 250 M) is included free · full price list in the investor pack

Buy with confidence

Built to remove the risk of buying off-plan, from abroad

Cross-border property should be the easy part. Here's exactly how Auraya is structured to protect your money before and during the build.

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You see the legal opinion first — or you walk, no cost

Before you pay any deposit, an independent notary verifies the freehold-equivalent HGB title held through your own PT PMA and issues a written legal opinion. Read it, take it to your own lawyer, and if the title doesn't check out, you owe nothing.

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Staged, milestone payments — never all upfront

You pay against construction milestones on a fixed schedule, with escrow options and a handover date written into the contract. Your capital is released as the building goes up, not before.

The investment case

A home that pays its own way

Uluwatu is one of Bali's strongest short-stay markets, so the villa earns while you hold it. And because the land is held on freehold-equivalent HGB — not a short lease — you're positioned to capture land appreciation a leasehold buyer never sees, provided the title is extended at term. Rental income now, capital gain later.

8.8–11.9%

Annual rental yield

Net cash yield on investment — 8.8% conservative, 10.3% expected, 11.9% accelerated. Modelled on Uluwatu day rates and occupancy.

~USD 1.25M

Capital gain potential

The extendable HGB lets you hold land that compounds. At 10% p.a. land appreciation over a 30-year hold, projected net capital gain on top of rental income.

11.9%

Projected IRR

Blended rental + capital-gain return over a 30-year hold in the favourable scenario. Total projected return ≈ USD 2.28M.

Figures are illustrative projections, not guarantees. Rental yields assume the modelled day rates and occupancy; capital-gain and IRR figures assume land appreciation and that the HGB title is extended at term — actual results will vary with the market, exchange rate, and title extension. Full assumptions and a unit-by-unit projection are in the investor pack. This is not financial or investment advice.

Join the pre-sale

Get the full investor pack — free.

Tell us where to send it and you'll get everything you need to evaluate Auraya properly, today. Pre-sale pricing is held until 31 July 2026:

✓Complete price list for all 4 villas + payment schedule
✓Floor plans & renders for each villa
✓Title & legal structure summary for foreign buyers
✓Rental yield projection with assumptions

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Own the cliff, not just the view.