Seven hectares of lush riverside jungle adjacent to the Four Seasons Resort Sayan, in Ubud’s famed Ayung River valley.
This is a preliminary intelligence report. The subject land has been identified, not secured. Figures marked indicative are drawn from direct counterparty conversation and site inspection, not from commissioned verification. Formal due diligence — title, zoning, survey, geotechnical — gates any acquisition step. Where this report states that something has not been verified, that is a finding, not an omission.
Bali Gaya acts solely as land sourcing intermediary in this matter. This report is prepared as a hand-over instrument for Bloomsbury Partners and their appointed due-diligence and advisory consultants; it does not constitute, replace, or overlap with formal due diligence, valuation, or legal advice. Bali Gaya’s remuneration in this matter is a seller-side intermediary commission, agreed with the landowners and carried within the seller’s terms; no fee is payable by the recipient of this report.
The landSeven contiguous parcels (00263–00269) totalling a reported seven hectares on the west bank of the Ayung River at Bongkasa — directly opposite the Four Seasons Resort Sayan, separated from the resort estate by the river corridor itself.
The opportunityThe parcel’s scale, valley profile, and Orange Zone designation (Zona Campuran C-2 — mixed use, medium intensity) make it a structurally compatible candidate for the envisioned luxury senior-living community — five-star hospitality, active-ageing residences, and integrated wellness amenities composed as a single estate. The holding has never been brought to market: it has remained privately held, outside professional representation, and its pricing has stayed insulated from the surrounding corridor’s trajectory. That insulation constitutes a distinct value layer over and above the location itself.
The statusBali Gaya identified this off-market holding almost four years ago and has since built a warm, trusted relationship with the landowners. This report sets out everything that connection has established. It stops, deliberately, at the point where progress requires formal due diligence. That is the single recommended next step: commission institutional-grade due diligence and hand over to Bloomsbury’s appointed consultants, who carry the process from there.
The destinationUbud is Bali’s cultural and wellness heart — internationally synonymous with yoga, healing, conscious living, and longevity tourism, and the anchor of the island’s premium wellness economy. For a luxury senior-living and longevity concept, few addresses on earth carry the same instant, credible association: the location does narrative work before a single building is drawn.
The settingThe site occupies the west bank of the Ayung at Bongkasa — Desa Bongkasa, Kecamatan Abiansemal, Badung Regency — with the river itself forming the regency boundary: the opposite bank is Sayan, Gianyar Regency, home to the Four Seasons Resort and the established Sayan ridge hospitality corridor. The holding therefore reads to the market as a Sayan-valley address while sitting under Badung’s planning administration.
Sayan-side pricing frames the asymmetry. Gorge-frontage land with unobstructed Ayung valley views is among the most expensive in the Ubud region, priced for a setting with no equivalent and a supply that does not grow; parcels of that calibre rarely list publicly and move privately, at rates well in excess of IDR 20 million per are per year — a directly comparable east-bank riverfront holding within Bali Gaya’s own off-market deal flow is currently held at IDR 25 million per are per year. The subject secures the same valley outlook, river frontage, and jungle canopy from the west bank at IDR 4.5 million per are per year — roughly a fifth of the comparable east-bank rate. Part of that difference is fair: Bongkasa sits about twice as far from central Ubud as the Sayan ridge, and that added travel time carries real cost. But distance alone does not explain a gap this wide. The rest is simply price: an off-market holding, never listed, never bid up to the level its outlook would command in the open market.
The fitVery few riverside land profiles serve a longevity and active-ageing thesis as naturally as this one. Seven contiguous hectares give the scale a phased, campus-style development needs — hospitality, residences, and wellness amenities composed as one estate rather than compromised onto a constrained footprint. Crucially for a development of this kind, the parcel reads as largely level and gently graded across its footprint — favourable ground for construction, and, for a senior-living population in particular, a base that lends itself naturally to the step-free circulation and gentle gradients older residents depend on, rather than engineering them against the terrain. It fits the level, campus-style layout the concept calls for, without the terracing or grade challenge a river-valley site might otherwise imply. The setting delivers the seclusion, greenery, and quiet the concept depends on, with the room to build a considered whole rather than a constrained and fragmented masterplan.
The precedentOperating precedent for senior living in Bali exists but remains early-stage: ventures such as Hovi Care, Samani Bali Retirement Residence, and The Bali Retirement Villages demonstrate real demand and a functioning care model on the island. None, however, operates at institutional scale, and no published transaction data establishes a market comparable. The opportunity is therefore best read as first-mover: proven demand, unproven at scale — a category with validation but without an incumbent.
A longevity estate in the wellness capital of Bali, on the doorstep of Sayan — the Ayung valley address that put Ubud’s luxury hospitality on the world map.
Status spine: Verified — sighted or independently confirmed · Reported — stated by counterparty, unverified · Not commissioned — verification not yet instructed. Unset chips are open questions.
The seven parcels are individually identified on the numbered boundary plate (§03) and the cadastral diagram (§05a). Individual land certificates are reported by the landowners to be available but have not yet been provided to Bali Gaya; certificate-level confirmation and per-parcel title verification fall to the appointed due-diligence consultants.
The following records were provided directly by the landowners. They are reproduced here as supplied — unverified by independent process, but materially valuable intelligence: the two zoning captures are drawn from Gistaru Bali, the province’s official spatial-planning system, and corroborate the Zona Campuran C-2 and tourism-permitted-use findings recorded in §05. The cadastral diagram sets out the seven-parcel configuration (00263–269) and the Duwe Banjar and Telabah boundaries at the south.
This intelligence was gathered directly, across multiple visits and conversations with the family that owns the land over the four-year period since Bali Gaya first identified the parcel. It is reported intelligence — established through relationship access, not independent verification — and is presented here as the proprietary context that a formal due-diligence process does not, on its own, surface.
Source throughout: direct conversations with the landowning family, 2022–2026. Individual entries are not separately dated.
The entire holding is owned by a single family. Each of the seven contiguous parcels (00263–00269) is held individually by a different family member — a structure that unifies the negotiating counterparty while implying multiple certificates and signatories at execution (see title fragmentation, §07).
The relationship began organically. In December 2022, Bali Gaya director Bayley Blake encountered the family while hiking the land; an initial enquiry to one family member led quickly to an introduction to the family’s decision-maker. Contact has been maintained since — sustained by genuine interest in the location and its intrinsic value, and by the investor connections Bali Gaya has brought to it over the period.
To Bali Gaya’s knowledge, the land has remained entirely off-market throughout the relationship; the family has never engaged market agents to expose or market it. Three prior buyer engagements are known over the period — a Jakarta-based investment group that ended contact without explanation; a Saudi-based group that paused amid the regional political climate; and an Indian-based group whose project did not align with the land’s profile. None proceeded.
The family has been consistent that the buyer must feel right — a prerequisite that sits ahead of sale value. The relationship, and the character of what is built, matter to them as much as the offer itself. They have expressed clear reluctance to release the land to a high-density development that disregards its natural beauty, and no interest in selling for money alone on those terms. Their patience is the proof of the posture: they have declined to engage the market and have said, repeatedly, that they will take the time needed to align with the right investor. Bali Gaya’s sensitivity to that stance is what has enabled the depth of relationship now in place.
In Bali Gaya’s assessment, a significant reason the land has not moved is the family’s historical reluctance to extend beyond a 30-year leasehold. Through careful discussion we have explained that a holding of this nature suits only institutional investors pursuing large-scale development, and that such investors require long-term security — realistically freehold or a substantially longer term. Freehold is not available; we have, however, opened the family to the flexibility of a 90-year lease, which is only now on the table as a structure capable of meeting large-scale investor expectations. Although that flexibility has been opened, payment terms themselves remain to be discussed.
Bloomsbury Partners has expressed interest in a joint-venture structure under which it would hold the land for a term of approximately six to twelve months — using that period to structure the transaction, present it to the appropriate parties, and raise the capital, with payments stepped across the term. In the Bali context this would typically take the form of a short-term holding agreement. The concept has been raised briefly with the family, whose feedback was receptive, though it requires further discussion.
On the most recent engagements — and, we believe, on the strength of gradually earned trust in our counsel — the family has received the senior-living and wellness-village concept well, as a viable and welcome use; their posture is positive. The posture of the Banjar (village council) is not yet known. That is a sensitive engagement to be undertaken seriously and at the right time, alongside the community involvement, employment expectations, and standing with the village that a project of this kind must address.
The family has granted Bali Gaya verbal licence to appoint counsel on their behalf for notarial services and due diligence. We have nominated a notary to serve the mutual engagement between seller (the landowning family) and buyer. On the due-diligence side, Bloomsbury Partners has nominated a party Bali Gaya recognises as a highly reputable operator — a point of reassurance we intend to convey to the family, for whom the credibility of the counterparties carries real weight.
This section sets out what strengthens the opportunity and what qualifies it, in one place — strengths, risks, and observations together. Each item carries a verification path: the step that would confirm or resolve it. Favourable findings are held to the same standard of evidence as the risks.
The plotted parcel boundary sits set back from the Ayung along its full eastern edge, with a continuous green buffer between boundary and river visible on the satellite plate (§03). Under the governing framework (PP 38/2011 on Rivers; Permen PUPR 28/PRT/M/2015), the sempadan sungai for non-diked rivers is set by classification: within a designated urban area (kawasan perkotaan) it runs 10 m, 15 m or 30 m by river depth (≤3 m, 3–20 m, and over 20 m respectively); outside an urban area it is 50 m for a small river (catchment under 500 km²) and 100 m for a large one. The continuous buffer observed at this site appears to sit at or within the applicable band on the prevailing classification — suggesting the setback is absorbed by land outside the seven-hectare holding rather than consuming developable area within it. The SEMPADAN special-provision layer present in the RDTR record on file confirms the relevance of the check; the boundary geometry suggests it resolves in the parcel’s favour.
The certified RDTR extract and a river classification confirm the two determinants: whether this stretch is classed within a kawasan perkotaan, and the applicable depth or catchment tier that follows. Confirm boundary offsets by licensed survey. If confirmed, the full seven hectares stands developable against this provision.
The holding sits within Zona Campuran C-2 (mixed use, medium intensity) at Desa Bongkasa, and the same official RDTR record (Gistaru Bali, §05a) carries a Kawasan Pariwisata designation under which accommodation, tourism facilities, MICE, recreation and ecotourism appear among the permitted (Diizinkan) uses. On its face this is directly supportive of the five-star hospitality and wellness-village programme: the permitted-use question that so often stalls projects of this kind reads, on the record held, in the parcel’s favour. Verbal confirmation from the landowners is consistent.
Obtain the certified RDTR extract to confirm the designation parcel-by-parcel, the applicable intensity parameters, and that no agricultural green-belt (Jalur Hijau) lines cross the interior of the holding. Confirm the permitted-use position in writing via planning consultation.
Contrary to what a river-valley location might imply, the parcel presents as a largely level, gently graded palm-grove plain, without steep or broken terrain across its footprint. On visual assessment it carries little of the terracing or grade challenge that would complicate an accessibility-critical development — its gently graded character suits the phased, low-rise estate the concept envisions and reads as favourable ground for planning and construction. For a senior-living population in particular, where step-free circulation and gentle gradients are design-critical, this is a material advantage rather than a constraint.
Confirm by topographic and geotechnical survey; overlay an accessibility-led masterplan test-fit to validate the developable area and circulation strategy.
For completeness, the development phase will engage requirements that sit outside this report’s scope and with Bloomsbury’s appointed consultants: environmental impact assessment (AMDAL) given project scale and the sensitivity of the Ayung corridor; building height and intensity parameters under the applicable Badung RDTR provisions (to be confirmed via the certified extract); building approval (PBG); and foreign-investment corporate structuring (PT PMA / KBLI alignment) for the intended ownership and operating model. These are flagged so the hand-over is complete — no analysis of them is offered or implied here.
The decision-making family members’ home sits beside the land’s main access point, offset well to one side. They intend to retain the home and the land beneath it — approximately 10 are, a nominal fraction of the seven hectares — which would be excised from the overall parcel. Its position is set sufficiently aside that it is unlikely to impede the primary entrance: a planning consideration to accommodate rather than an access threat, though one to account for in the final area and pricing calculations.
Confirm the exact area and position to be retained, and configure it as a defined exclusion from the main transaction, accommodated within the access and circulation planning.
The southernmost parcel (00269), nearest the resort, is currently under a 30-year leasehold held by the Four Seasons — taken, per the family, to secure the outlook, and held for close to its full term. That lease expires in early 2027. The family member concerned has indicated that, should this transaction proceed, they would not renew with the Four Seasons but transfer the parcel to the new buyer. The resort’s willingness to hold the land purely for its view speaks to the regard in which this location is held. The risk lies in the terms of that leasehold — specifically whether it carries an extension or renewal clause — which the landowner has not yet clarified. Certainty over parcel 00269 depends on establishing those conditions.
Obtain and review the leasehold contract to confirm its expiry and whether any extension or renewal right exists. Should such a clause prevent clean recovery of the parcel, an alternative is to acquire the six parcels (00263–00268) without 00269 — a marginally smaller and cheaper holding, on the assumption the Four Seasons continues to lease 00269 for the view alone, with negligible effect on the site’s usable extent or its exposure to encroachment.
The holding comprises seven separate parcels (00263–00269), each held individually by a different member of the same family (§06, C1). Multi-parcel, multi-owner family holdings of this kind are common in Bali, and unifying every family member behind a single transaction is an inherent difficulty in such deals: the structure implies seven certificates and seven signatories, and acquisition depends on all of them completing together. Here, however, it is our understanding that the family is aligned toward the shared goal of transacting — which reduces this inherent risk to a minimal one. The exposure is to alignment and simultaneous execution, not to competing or contested ownership.
BPN check on each parcel; a single notaris process coordinating all seven certificates; and a binding family agreement in place before signing, so that no individual parcel can stall the whole.
The Bali property sector has seen material regulatory uncertainty over the past eighteen months, particularly around zoning, permits, and foreign investment. This has stemmed from an industry-wide audit — a government tightening of checks and balances aimed at raising standards across the sector, and now apparently nearing conclusion. The direction of travel is toward more regulation rather than less, which over time should favour compliant, well-structured capital, and institutional investors in particular. In our assessment the pathway for an investment of this scale and structure remains clear; the point is noted as context rather than as an identified obstacle.
Independent Indonesian counsel opinion on the current regulatory position and the proposed holding structure before commitment.
This report constitutes preliminary intelligence only. It is not a valuation, survey, or legal opinion. All figures are indicative and unverified unless expressly marked as verified, and no warranty is given as to title, boundary, zoning, or planning status. The recipient is to rely on its own professional due diligence in all respects. Bali Gaya acts solely as land sourcing intermediary in this matter and provides no due-diligence, valuation, legal, or investment advisory services.
This report is confidential and is provided to the named recipient for the sole purpose of evaluating the opportunity described. It may not be reproduced, distributed, or disclosed to any third party, in whole or in part, without the prior written consent of Bali Gaya, save that the recipient may share it with its own appointed professional advisers for that same purpose.