ABADI Residence, Seminyak Bali – National Award-Winning Boutique Villa Investment in Bali's Top-Performing District

Project Overview

Abadi Residences is a boutique private pool villa development located in the heart of Seminyak, Bali's most mature and consistently high-performing short-term rental market. Nationally recognised at the PropertyGuru Indonesia Property Awards, ABADI Residence is designed to deliver both lifestyle quality and measurable investment returns from day one.

Each villa is a standalone, fully furnished structure built to hotel-grade specifications. There are no shared walls, no shared pools, and no compromise on privacy — a deliberate design decision that directly supports premium nightly rates and repeat bookings from high-spending international guests.

Seminyak is not a speculative bet. It is Bali's most established luxury corridor, with decades of proven occupancy data, a deep base of international visitors, and an amenity network — beach clubs, fine dining, international retail — that sustains demand year-round. ABADI Residence sits within minutes of Seminyak Beach, the airport, and the area's most recognised lifestyle destinations.

The development is boutique by design. With only seven villas in total and just two remaining, limited supply in a high-demand location is not a marketing line — it is a structural advantage that protects nightly rates and long-term asset value. For investors looking to buy property in Bali with a clean legal foundation, a documented income model, and professional management already in place, ABADI Residence is one of the most disciplined offerings currently available in the Seminyak market.

Construction is well underway, with August 2026 completion scheduled — meaning your asset begins generating income promptly after handover, with no extended wait period.

Investment Highlights

The financial model underpinning ABADI Residence is built on conservative, independently referenced assumptions — not best-case projections. Average occupancy is modelled at 80%, with ADR growth at 3.8% per annum — below the 6–8% range cited by third-party industry research for comparable Bali hospitality assets. Capital appreciation is projected at 8% per annum.

Pricing note: All USD figures are approximate conversions from AUD pricing, which is itself an approximate conversion from Indonesian Rupiah (IDR) — the official contract currency. Exchange rates move over time. The USD amount you pay at contract signing may be higher or lower than the figures shown here. Avertiss will provide current indicative pricing in your preferred currency before you proceed.

Entry Price — Indicative USD (inclusive of VAT, notary fees, and full furniture package):

25% fractional ownership — from approx. USD 69,676 50% ownership — from approx. USD 139,353 75% ownership — from approx. USD 209,030 100% full ownership — from approx. USD 278,707 Official contract price (100%): IDR 5,102,000,000

Returns — 100% Ownership: Year 1 net ROI: 16%, based on a USD 214 nightly rate and 80% average occupancy, after OTA commissions (15%) and management fees Year 1 projected gross revenue: approx. USD 62,634 Year 1 projected net income: approx. USD 43,921 Year 10 net ROI: 21%, with nightly rate growing to approx. USD 280 10-year accumulated net income: approx. USD 503,517

Returns — 25% Fractional Ownership: Year 1 projected gross revenue: approx. USD 15,658 Year 1 projected net income: approx. USD 10,980 10-year accumulated net income: approx. USD 125,879 ROI growth mirrors 100% ownership — 16% in Year 1 rising to 21% by Year 10

Capital Upside: Capital appreciation projected at 8% per annum Indicative asset value at end of first lease term (100% ownership): approx. USD 2,061,423

Other Key Figures: Average occupancy rate: 80% Personal use allowance: up to 20 nights per year (100% ownership), pro-rated for fractional stakes Lease structure: 21-year leasehold with guaranteed 22-year extension — 43 years total Management: fully managed and turnkey from completion date.

The financial model uses an ADR growth rate of 3.8% per annum — deliberately conservative against the 6–8% p.a. range referenced in third-party industry research for comparable Asia-Pacific hospitality assets. Projections are based on 20 years of historical Bali market data. They are indicative, not guaranteed. Investors should review them alongside independent financial advice.

10-Year Performance Forecast

All figures in USD — indicative conversions from AUD at 0.65 rate. Official projections are in AUD/IDR. Currency movements will affect actual returns. Net income is after OTA commissions (15%) and property management deductions. ADR growth assumption: 3.8% per annum. Projections are indicative only.

100% Ownership

Year 1 — Nightly Rate: USD 214 | Gross Revenue: USD 62,634 | Net Income: USD 43,921 | ROI: 16% | Accumulated: USD 43,921

Year 2 — Nightly Rate: USD 221 | Gross Revenue: USD 64,513 | Net Income: USD 45,240 | ROI: 16% | Accumulated: USD 89,161

Year 3 — Nightly Rate: USD 227 | Gross Revenue: USD 66,448 | Net Income: USD 46,597 | ROI: 17% | Accumulated: USD 135,759

Year 4 — Nightly Rate: USD 234 | Gross Revenue: USD 68,441 | Net Income: USD 47,994 | ROI: 17% | Accumulated: USD 183,753

Year 5 — Nightly Rate: USD 241 | Gross Revenue: USD 70,495 | Net Income: USD 49,434 | ROI: 18% | Accumulated: USD 233,188

Year 6 — Nightly Rate: USD 248 | Gross Revenue: USD 72,610 | Net Income: USD 50,917 | ROI: 18% | Accumulated: USD 284,105

Year 7 — Nightly Rate: USD 256 | Gross Revenue: USD 74,788 | Net Income: USD 52,445 | ROI: 19% | Accumulated: USD 336,551

Year 8 — Nightly Rate: USD 263 | Gross Revenue: USD 77,032 | Net Income: USD 54,018 | ROI: 19% | Accumulated: USD 390,570

Year 9 — Nightly Rate: USD 271 | Gross Revenue: USD 79,342 | Net Income: USD 55,639 | ROI: 20% | Accumulated: USD 446,209

Year 10 — Nightly Rate: USD 280 | Gross Revenue: USD 81,723 | Net Income: USD 57,308 | ROI: 21% | Accumulated: USD 503,517

25% Fractional Ownership

Year 1 — Nightly Rate: USD 53 | Gross Revenue: USD 15,658 | Net Income: USD 10,980 | ROI: 16% | Accumulated: USD 10,980

Year 2 — Nightly Rate: USD 55 | Gross Revenue: USD 16,128 | Net Income: USD 11,310 | ROI: 16% | Accumulated: USD 22,290

Year 3 — Nightly Rate: USD 57 | Gross Revenue: USD 16,612 | Net Income: USD 11,649 | ROI: 17% | Accumulated: USD 33,939

ear 4 — Nightly Rate: USD 58 | Gross Revenue: USD 17,110 | Net Income: USD 11,999 | ROI: 17% | Accumulated: USD 45,938

Year 5 — Nightly Rate: USD 60 | Gross Revenue: USD 17,624 | Net Income: USD 12,358 | ROI: 18% | Accumulated: USD 58,297

Year 6 — Nightly Rate: USD 62 | Gross Revenue: USD 18,152 | Net Income: USD 12,729 | ROI: 18% | Accumulated: USD 71,026

Year 7 — Nightly Rate: USD 64 | Gross Revenue: USD 18,697 | Net Income: USD 13,111 | ROI: 19% | Accumulated: USD 84,137

Year 8 — Nightly Rate: USD 65 | Gross Revenue: USD 19,258 | Net Income: USD 13,504 | ROI: 19% | Accumulated: USD 97,642

Year 9 — Nightly Rate: USD 68 | Gross Revenue: USD 19,835 | Net Income: USD 13,910 | ROI: 20% | Accumulated: USD 111,552

Year 10 — Nightly Rate: USD 70 | Gross Revenue: USD 20,430 | Net Income: USD 14,327 | ROI: 21% | Accumulated: USD 125,879

Residence Options

ABADI Residence consists of seven private pool villas — a boutique collection by deliberate design. The small scale protects nightly rate integrity and keeps the guest experience exclusive throughout the investment horizon.

Every villa is delivered fully furnished, fully fitted, and lease-ready from completion. No additional fit-out or procurement cost for the investor.

What is included in every villa: Private outdoor swimming pool Master bedroom with ensuite bathroom and wardrobe Second bedroom with dedicated bathroom Open-plan dining and kitchen Living room Laundry room Complete furniture and fixtures package — included in the purchase price

25% Ownership Purchase price: approx. USD 69,676 Year 1 projected gross revenue share: approx. USD 15,658 Allocation bonus: complimentary return flights to Bali, private chauffeur airport transfer, 5-night personal stay experience

50% Ownership Purchase price: approx. USD 139,353 Year 1 projected gross revenue share: approx. USD 31,317 Allocation bonus: complimentary return flights to Bali, private chauffeur airport transfer, 10-night personal stay experience

75% Ownership Purchase price: approx. USD 209,030 Year 1 projected gross revenue share: approx. USD 46,975 Allocation bonus: complimentary return flights to Bali, private chauffeur airport transfer, 15-night personal stay experience

100% Ownership Purchase price: approx. USD 278,707 (IDR 5,102,000,000 official) Year 1 projected gross revenue share: approx. USD 62,634 Allocation bonus: complimentary return flights to Bali, private chauffeur airport transfer, 20-night personal stay experience, exclusive private outdoor Jacuzzi

All USD prices are indicative. Official contract pricing is in Indonesian Rupiah. Exchange rate movements — up or down — will affect the final USD equivalent at the time of signing. Contact Avertiss for a current conversion before committing.

Amenities and Lifestyle

ABADI Residence Seminyak is built around the guest experience — because occupancy and nightly rate performance over a 10-year horizon depend on guests choosing to book, return, and recommend. Every design and amenity decision serves that outcome.

Inside every villa: Private outdoor swimming pool Private outdoor Jacuzzi (exclusive to 100% ownership) Master bedroom suite with ensuite and wardrobe Second bedroom with private bathroom Open-plan kitchen and dining area Lifestyle-focused living room Full furniture and fixtures — guest-ready on completion date

Seminyak — why location matters for this investment:

Seminyak is not an emerging market or a speculative bet. It is Bali's most mature, most proven premium district, with a deep stock of international-quality restaurants, beach clubs, retail, spa facilities, and wellness operators. It attracts high-spending international guests year-round — not seasonally. That consistency is what supports the 80% occupancy assumption in the financial model.

Distance from ABADI Residence: 5 minutes to Seminyak Beach 8 minutes to Seminyak Square 25 minutes to Ngurah Rai International Airport 25 minutes to Canggu Beach

The surrounding area hosts a large, established expatriate community of entrepreneurs, professionals, and remote workers — a demographic that generates stable mid-to-long-term rental demand alongside the short-stay tourist base, and supports the restaurants, co-working spaces, health clubs, and lifestyle infrastructure that premium villa guests specifically seek.

Due Diligence and Legal Structure

Why due diligence matters more in Indonesia than almost anywhere else

Indonesia is one of the most compelling real estate investment markets in Southeast Asia. It is also one where legal structure, land title verification, permit compliance, and heir documentation are not formalities — they are the difference between a secure asset and a costly dispute. Bali in particular has seen cases where leasehold agreements were signed on land with contested titles, unpaid taxes, or unresolved inheritance issues. The consequences for investors have been severe.

At Avertiss International, we will not present a project without verified legal due diligence. For ABADI Residence Seminyak, that documentation exists, has been independently prepared, and covers every material legal risk point. Here is what has been confirmed:

Land Title Freehold Title (SHM) Number 8721 — verified by official Letter of Measurement Number 9455/2024, dated 3 July 2024 Location: Kerobokan Kelod Village, Kuta Utara District, Badung Regency, Bali Province Total land area: 5,100 m². The leased plot for ABADI Residence covers 1,000 m² of that total. Title is clean — registered, measured, and documented under Indonesia's national land certification system.

Tax Status Land and Building Tax (PBB) paid in full through 2024 Tax Object Number: 51.03.060.001.048-0223.0 No outstanding tax liabilities against the land, as confirmed in the due diligence report.

Zoning and Permits Land classified as high-intensity mixed zone — legally permitting building permit applications (PBG/SLF) Building permit (PBG): secured Environmental permit (SPPL): secured Both permits obtained prior to construction commencement. No regulatory uncertainty over the right to build and operate.

Dispute Status The land is confirmed free of disputes. No claims, encumbrances, or third-party interests are recorded against Freehold Title Number 8721. This is the conclusion of the formal legal opinion included in the due diligence file.

Inheritance and Heir Documentation The original landowner, Ni Wayan Sada, passed away on 1 December 2018. Indonesian law requires that any lease over inherited land be signed by the verified legal heirs — documented and village-certified, not a third party or estate representative.

This was done correctly. The legal heirs — sons I Made Budi and I Made Suajana — were identified through a certified genealogy record dated 28 August 2023, validated by the Kerobokan Kelod Village Head. Both heirs signed the lease agreement as the legally authorised parties.

The Lease Agreement Executed before licensed Notary Erma Novita, S.H., M.Kn., under Notarial Deed Number 27, dated 23 November 2023 Lease term: 21 years with a guaranteed contractual extension of 22 years — 43 years total Notarised, legally binding, and signed by the confirmed heirs of the freehold title holder

What this means for you as an investor Every layer of legal risk that typically threatens leasehold investments in Indonesia has been examined and addressed for ABADI Residence. The title is clean. The taxes are paid. The permits are issued. The heirs are documented. The lease is notarised. That is not a standard starting position in Bali — it is the result of deliberate legal preparation, and it is what makes this project investable.

The full due diligence file is available to serious investors through Avertiss International on request.

Residency and Visa Indonesia does not operate a formal residency-by-investment programme equivalent to European golden visa schemes. For current information on investor visa options relevant to your nationality and investment size, contact the Avertiss team directly.

Development Profile

ABADI Residence Seminyak was recognised at the PropertyGuru Indonesia Property Awards 2025 — Highly Commended, Best High End Housing Architectural Design. PropertyGuru Awards are independently judged by industry professionals and global auditors. This positions ABADI among Indonesia's top-tier developments — not as a local project, but as a nationally recognised asset competing alongside the country's leading real estate groups.

For investors, award recognition carries a specific meaning beyond marketing. It confirms design quality, construction standards, and regulatory compliance — all of which directly protect the nightly rate premium and long-term asset value that underpin the financial model.

In keeping with our advisory approach, Avertiss International does not publish developer names in project listings. Full developer credentials, completed project portfolio, and verifiable references are available to qualified investors upon request.

Key facts: National award: PropertyGuru Indonesia Property Awards 2025 — Highly Commended, Best High End Housing Architectural Design Construction permits: PBG and SPPL secured ahead of construction commencement Legal structure: notarised 43-year leasehold on clean, verified, dispute-free freehold land Completion: August 2026

Talk to Avertiss International

ABADI Residence Seminyak brings together the conditions that serious investors in Bali real estate actually need: a proven location, verified legal structure, secured permits, a conservative financial model, and national award recognition.

Entry from approx. USD 69,676 via 25% fractional ownership. Full villa ownership from approx. USD 278,707 — inclusive of VAT, notary, and full furniture package. 16% net ROI from Year 1. 43-year leasehold. Fully managed from day one.

Avertiss International is an independent real estate and citizenship advisory firm headquartered in Cyprus. We do not represent developers. We represent investors — conducting our own due diligence, structuring your ownership correctly for your jurisdiction, and managing the legal and advisory process from initial enquiry through to completion.

If ABADI Residence Seminyak is on your shortlist, contact our team. We will walk you through the due diligence file, the financial model, the legal structure, and any cross-border ownership or tax considerations relevant to your situation — before you make any commitment. The full investment documentation is available directly through Avertiss.

Request the full investor pack for Abadi Residences, Seminyak:

• 🌐 www.avertiss.com
• 📧 info@avertiss.com

All financial projections are indicative only, based on data provided by the developer, and are subject to market conditions, occupancy performance, and management outcomes. Avertiss International does not guarantee investment returns. All USD and AUD figures are approximate conversions from Indonesian Rupiah (IDR) and may fluctuate upward or downward with currency exchange rate movements. Final pricing is legally denominated in IDR. Independent legal and financial advice is recommended prior to commitment.

Legal Disclaimer

The information provided on this page is valid as of the date it was published and is for informational purposes only. For the most up-to-date prices, conditions, and other details, please contact Avertiss directly. Our company reserves the right to make changes and updates to the provided information without prior notice.