By Inquiry Only
Asset No. 02 · III
Ubud · Central Bali

A private
villa, and a
cash-flowing
asset.

A 1,000 m² freehold residence under construction in central Ubud — the next property in the Happiness Village collection, built by the team already operating its neighbours at documented occupancy.

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Freehold via PT PMA USDT Accepted Staged Construction Entry 12 Bedrooms Operator on site 7.5 Year Payback Less than 1% of Bali Inventory Apartments at 84–90% Occupancy Freehold via PT PMA USDT Accepted Staged Construction Entry 12 Bedrooms Operator on site 7.5 Year Payback Less than 1% of Bali Inventory Apartments at 84–90% Occupancy
The Thesis

A rare format
in a market
that rewards
rarity.

12-bedroom villas account for less than 1% of all accommodation listings in Bali. They are the format of choice for weddings, founder retreats, milestone birthdays, and multi-family stays — occasions for which people pay premium rates without negotiation.

Happiness is not a speculative development. The same team has already completed and is operating White Villa, Nest of Happiness, and two Magic villas in the same community — alongside a set of apartments running at 84–90% occupancy.

The numbers on this page are not projections against a market average. They are the documented performance of comparable assets, operated by the same team, located inside the same gated village.

Documented Performance

Not projections. Operating data from sister properties under the same management.

Gross Revenue
$400K/yr
8-bedroom sister villa, 12-month record
Net Profit
$275K/yr
After 30% management fee to operator
Payback
7.5yrs
At current occupancy rates
Annual Return
12–14%
ROI on invested capital

Projected performance for the 12-bedroom Happiness villa, scaled proportionally from the 8BD sister: $552K gross / $386K net annually. Ubud annual price appreciation runs 5–10%; community infrastructure draws ~1,000 daily visitors.

This is not their first.

The development and operating team behind Happiness has already delivered and is managing the properties below — all inside the same gated village, all either sold to owners or operated as income-producing rentals. Seventeen villa owners have committed to the community to date.

Sold
White Villa
6 bedrooms · Park access · Event-capable format
Operating as rental
Sold
Nest of Happiness
6 bedrooms · 30m pool · Signature villa
Top-performing rental '24
Sold
Magic 1 & 2
Operating rentals · Delivered
Both in rental programme
Live
Apartments
Completed 2024 · 6 units · 30–60 m²
84–90% occupancy
Entry Structure

Designed for how private capital
actually moves.

We've seen the friction that turns a $3M decision into a six-month banking exercise. The entry structure for Happiness was designed to remove it.

USDT is accepted for settlement. Capital can be deployed in full, or staged across construction milestones — aligned with delivery, not tied to a single wire.

The title is freehold, held via PT PMA — the standard, compliant Indonesian foreign-ownership structure. The operator is already on site, managing the neighbouring assets.

Terms at a Glance

Private terms.
Institutional rigor.

The villa
itself.

A 1,000+ m² residence on 1,700 m² of freehold land in central Ubud. Designed by Alexander Ilyin — co-founder of the village — with the management company participating in the operational brief. Not a developer's product retrofitted for rental: a residence engineered, from the first sketch, for the scale its market demands.

01
12 bedrooms
A 12-bedroom event villa — the scarcest accommodation category on the island, representing less than 1% of listings.
02
1,700 m² freehold plot
Full freehold title via PT PMA, eliminating nominee risk and preserving resale value.
03
20m swimming pool
Lap length, not resort-decor. Framed by mature palms and double-height glazing.
04
Double-height kitchen & dining
Central gathering volume — the architectural feature that drives group-format demand.
05
Separate chef's kitchen
Back-of-house separation for event-scale catering. Industry standard for weddings.
06
Gym & home theater
Amenities that extend average stay and raise ADR. Directly revenue-accretive.
Inside the Property

Living spaces & community life.

Villa interiors — pool, kitchen, living room, home theater Happiness Village lifestyle — coworking, events, yoga, community centre
The Community

Inside a gated
village — not a standalone villa.

The asset does not stand alone. It sits inside the Happiness gated community in central Ubud, with its own private infrastructure and direct walking access to the district's busiest multifunctional centre — drawing roughly 1,000 visitors a day.

Community

17 owners
committed

The village is already anchored by seventeen committed villa owners — the social proof that sets the rental market for new arrivals.

Infrastructure

1.5 km private trail

Secluded from city bustle, running through rice fields. Park and waterfall with dedicated lounge area within the community.

Adjacency

Multifunctional
centre next door

Concert hall, coworking, restaurants, fitness, beauty — everything a renter expects, within a short walk. ~1,000 daily visitors.

Market

5–10% annual
price growth

Ubud land values compound. The village's central position and limited inventory concentrate that effect.

Demand

65–80%
occupancy

Island-wide average for premium inventory. Happiness apartments are currently running meaningfully above it, at 84–90%.

Climate

320 sunny
days per year

Central Ubud's microclimate is milder and more comfortable than coastal Bali — a factor in both occupancy and long-stay demand.

The Architect

The person behind the
deed.

Alexander Ilyin
Project Architect · Investor · Co-founder

Alexander Ilyin

Eighteen years in architecture. Founder of an architectural and design bureau with a commercial track record across major Russian retail chains. Has spent two years studying the island's finest villas to inform the Happiness design brief. Lives inside the village with his family — building his own home here.

"I started looking for investments with high returns in dollars. I realised that high dollar yield could also come with the right environment. I moved my family to Bali — and I'm building here too."
The Operator

The management company already running the numbers on this page.

Bali Legends — the property management company partnering with the Happiness community — contributed to the operational brief of the villa from the design stage. The same company currently manages the apartments (84–90% occupancy) and the sister villas whose documented performance underwrites the projections shown above.
— Management Statement · Project Memorandum
Private Offering

This is shared
privately.

The offering is not publicly listed. Briefings are conducted directly with the architect and the operator. A short conversation is the fastest way to see whether this fits your portfolio — and, frankly, whether it fits ours.

Book a Private Briefing Request the Full Memorandum
Private Inquiry

A brief line — we respond within 24 hours.

Requests are reviewed by the principals directly. You will receive either the full memorandum, a Zoom link with the architect, or both — depending on where you are in your decision.

Discretion is standard. Nothing is shared without your consent.

Thank you. Your inquiry has been received — you'll hear back within 24 hours.