Own a turnkey villa,
ten minutes from Pererenan beach.
Eighteen architecturally designed villas. Freehold or 30-year leasehold. Verified 12% net rental yield, end-to-end management included.
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Download brochure18
Boutique Villas
12%
Avg. Net ROI
5
Years Track Record
50+
Foreign Owners
As featured in
The numbers behind a five-year decision.
Bali is not a speculative market. The fundamentals, tourism, supply, foreign demand, have been compounding for a decade and accelerated post-pandemic.
5.2 M
Foreign visitors in 2024
Bali tourism, up 22% year on year, returning above 2019 peak.
+8.4%
Annual price growth
Pererenan & Canggu villa prices, 5-year compound (Knight Frank).
76%
Avg. occupancy
Boutique villas in our segment, verified by AirDNA 2024 data.
30 yr
Leasehold + extension
Notarised, extendable to 60 or 80 years; PT PMA freehold also offered.
A boutique villa estate, not a 200-unit complex.
Kayon Villas is a single masterplanned site, eighteen villas, one shared infinity pool, one on-site management office. Small enough for everyone to know each other, large enough to support a real rental program.
- Location
- Pererenan, Bali
- Total villas
- 18
- Tenure
- Freehold or 30-year leasehold
- Completion
- Q3 2027
- Build quality
- Reinforced concrete, ironwood joinery
- Management
- Included for first 12 months
A team that has handed over five projects in Bali.
Founders, architect and operations, meet the people you'll actually work with from first call to handover.
Made Putra
Founder & Managing Director
Born and raised in Bali, twelve years building boutique villas on the island. Five completed projects, zero late deliveries.
Sarah Chen
Lead Architect (IAI 14823)
IAI-registered architect, Sydney-trained. Specialises in tropical modernism that ages gracefully in Bali's climate.
Wayan Sutrisna
Head of Estate Operations
Runs the in-house management team, bookings, housekeeping, maintenance and tax filings for 47 owners across our portfolio.
What you get when you buy at Kayon Villas.
Each villa ships with the same four guarantees. No upsells, no hidden management fees, no surprise tax bills.
Walk to the beach
Ten minutes by scooter to Pererenan Beach and Canggu surf breaks. The new bypass road is around the corner.
Verified rental yields
Five years of operating data from our existing villas. Average net yield of 12 percent, audited by a local accountant.
Notarised legal structure
Freehold via PT PMA company, or 30-year leasehold direct to your name. Every contract is reviewed by a registered Indonesian notary.
End-to-end management
Our in-house team handles bookings, housekeeping, maintenance and tax filings. You get monthly reports and quarterly payouts.
Resort-grade facilities, walk-everything-distance.
Six shared amenities across the eighteen-villa estate. Maintained by the in-house team, free for all owners and their guests.
20 m infinity pool
Heated saltwater infinity pool overlooking the rice paddies. Open from sunrise to 10 pm.
Yoga & wellness pavilion
Open-air bamboo pavilion with daily classes, yoga, sound healing, meditation. Schedule rotates weekly.
Estate café & juice bar
Cold-brew, fresh juices, sourdough toast and Balinese breakfasts. Run by a Pererenan-local team.
24/7 fitness studio
Technogym-equipped studio with cardio, free weights and Pilates reformer. Owner key-card access only.
Edible tropical garden
Permaculture food garden, papaya, banana, herbs, chillies. Pick what you want for dinner.
Co-working lounge
Fibre internet, ergonomic chairs, phone booths and a quiet floor for video calls. Open 24 hours.
10-minute walkthrough: Kayon Villas
See the build quality, the location and the rental units in operation today.
Walkthrough10-minute walkthrough: Kayon VillasTwelve angles, real photography.
Build quality and finishes mirror this completed sister project just down the road. Click any image to view it full-size.
See exactly what you're buying.
Architectural renderings, floor plans, and a site plan for the full eighteen-villa estate.
Photoreal interior rendering of the 3BR Pool Villa, looking from the lounge toward the pool deck.
Run the ROI yourself.
Adjust nightly rate, occupancy, and maintenance to match your own assumptions. Your inputs save automatically.
Pick a scenario
Net yearly income
Rp 817.089.000
After 18% management & maintenance
Net ROI
12.0%
Monthly net
Rp 68,1 jt
Payback period
8.3 y
10-year cumulative cashflow
Payback in year 8.3Rp 6.800.000.000
Rp 3.500.000
Liked the numbers? Send them to our team in one tap.
Discuss with salesThree floor plans. One transparent price list.
Every price already includes the freehold or 30-year leasehold paperwork, notary fees, and a full turnkey furnishing package.
2BR Garden Villa
Compact, light-filled two-bedroom retreat with private garden, ideal for solo investors and short-stay rentals.
Bedrooms
2
Bathrooms
2
Built area
110 sqm
Land plot
150 sqm
Starting from
Rp 4.500.000.000
≈ USD 285,000
What's included
- 110 sqm built area
- 150 sqm private garden
- Freehold or 30-year leasehold
- Smart-home pre-wiring
- Outdoor terrace and dining
- Fully furnished turnkey package
3BR Family Villa
Three bedrooms with a spacious open-plan living and dining area, our most popular floor plan for long-stay rentals.
Bedrooms
3
Bathrooms
3
Built area
165 sqm
Land plot
220 sqm
Starting from
Rp 6.800.000.000
≈ USD 430,000
What's included
- 165 sqm built area
- 220 sqm land plot
- Freehold or 30-year leasehold
- Smart-home pre-wiring
- Open-plan kitchen and lounge
- Tropical garden and terrace
- Fully furnished turnkey package
3BR Pool Villa
Three-bedroom villa with private 8x3 metre pool, sun deck and outdoor kitchen, peak rental yield in our portfolio.
Bedrooms
3
Bathrooms
3
Built area
185 sqm
Land plot
280 sqm
Starting from
Rp 8.900.000.000
≈ USD 565,000
What's included
- 185 sqm built area
- 280 sqm land plot
- Private 8x3 m pool and sun deck
- Freehold or 30-year leasehold
- Outdoor kitchen and dining
- Smart-home pre-wiring
- Fully furnished turnkey package
Prices in IDR are final. USD figures are indicative and based on the current exchange rate.
Freehold or leasehold, both legal, both safe.
Pick the structure that fits your timeline. Our notary partner will walk you through whichever you choose.
Foreign-owned PT PMA you control
Direct in your personal name
Rp 35–50 M for PT PMA
None, covered by notary fees
Indefinite, transferable
30 years, extendable to 60/80
Sell shares or asset directly
Assign remaining lease term
Indonesian corporate tax filings
Personal income tax only
Long-term holders, multiple villas
Single-villa buyers, simplicity
We handle the paperwork end-to-end. Notary is registered with the Indonesian Ministry of Law & Human Rights.
Four steps from first chat to handover.
Our team walks you through every milestone. No legalese, no surprises, just clear next steps.
Step 01
Konsultasi
Free 30-minute call to understand your goals, budget and timeline.
Step 02
Site Visit
Walk the land, meet the team and see our existing villas in person.
Step 03
Reservation & Contract
Lock in your unit with a refundable deposit and sign the notarised agreement.
Step 04
Handover
Final walkthrough, snag list, keys delivered and rental program activated.
Four phases. One handover date you can plan a flight around.
Construction is on a fixed schedule with late-completion penalties written into your contract. We send video updates every two weeks and host monthly site walks for buyers.
Q4 2025
01Groundbreaking
Site clearing, geotechnical survey, foundations poured. IMB permit displayed on site.
Q2 2026
02Structure complete
Reinforced concrete frame, ironwood roof trusses, masonry walls finished. Roof on.
Q4 2026
03Finishing & MEP
Plaster, terrazzo flooring, joinery installed, mechanical-electrical-plumbing commissioned.
Q3 2027
04Handover & keys
Snag list cleared, certificate of occupancy issued, keys delivered, rental program activated.
Photos shown are from our previous Cemagi estate, delivered Q4 2024 on schedule.
What our buyers say after handover.
Three foreign owners, three different reasons. All bought, all stayed.
“This is my second villa with Kayon. The first one paid back in just over six years, exactly as the projection said. Their reporting is honest and the team handles everything from Bali while I'm in Sydney.”
Sarah Mitchell
Sydney, Australia · Repeat investor
“I was nervous about buying in Indonesia as a foreigner. The team walked me through PT PMA setup, the notary, and the tax structure step by step. I felt informed at every stage and never pushed.”
Marc Dubois
Lyon, France · First-time Bali buyer
“We wanted a place we can use for two months a year and rent the rest of the time. The numbers work, the build quality is real, and we genuinely enjoy staying there. The handover process was painless.”
Daniela Hoffmann
Berlin, Germany · Couple investing for retirement
Pererenan, ten minutes from the beach.
Quiet enough to sleep, close enough to walk to a flat white in the morning. The estate is on the rice-paddy side of the Pererenan bypass.
Jl. Pantai Pererenan
Pererenan, Bali 80361
5 min to Pererenan rice fields walk
10 min to Pantai Pererenan & Canggu surf
15 min to Berawa & Echo Beach
45 min to Ngurah Rai International Airport
20 min to Seminyak shops & dining
Eight questions buyers always ask.
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Prefer email? Send us a brief.
Drop your details and we'll reply within five minutes during Bali working hours, or first thing next morning.
Talk to a human
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English & Bahasa Indonesia. No automated drip funnels. You speak directly with the founding team.
- Site walks every Tuesday and Saturday morning
- Brochure, floor plans & price list sent on request
- Refundable Rp 50 M reservation deposit (14-day window)
Book a free consultation. We reply in five minutes.
Send us a message on WhatsApp and we'll share the price list, floor plans, and the latest construction update.
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