01Berawa, Canggu, Bali

Five Oceans Residence

ReadyPending confirmation

Available unit types include 1-bedroom villas from USD 250,000, 2-bedroom Garden from USD 290,000, 2-bedroom Pool from USD 340,000, and 3-bedroom villas from USD 405,000. A fractional 3-bedroom entry is available from USD 50,000 per share.

Why this project passed selection

Land and permit chain (SHM basis, PBG/SLF documented) was traceable through official Indonesian registries before I opened this project to investors.
Developer PT profile in AHU and OSS matches the entity that signs the contract — no dual-shell structure between marketing and legal.
Delivered inventory can be inspected on the ground: the render vs reality gap is small enough to publish in the Render-to-Reality section.
Pricing per villa type and management model are stated in writing, not verbally — no hidden reshuffle after the deposit.

Render-to-Reality score: 8.8 / 10 — see methodology on the Render-to-Reality page.

Passing selection is not a guarantee of return. It means the project cleared the checks I run before showing it to any investor.

Who this may suit

Designed for passive incomeGood if you already own property elsewhereGood for cautious investorsGood for lifestyle investorsGood for hands-off investors

This section is not a guarantee or recommendation. It helps you understand what kind of investor profile this opportunity may fit before looking at the numbers.

Risk profile: Balanced

UUnits on offer

1-bedroom villa

Available

Bedrooms: 1

Built: 72 m²

Price: $250,000

Gross ROI estimate: 14.17%

2-bedroom villa – Pool

Available

Bedrooms: 2

Built: 95 m²

Price: $340,000

Gross ROI estimate: 14.74%

2-bedroom villa – Garden

Available

Bedrooms: 2

Built: 95 m²

Price: $290,000

Gross ROI estimate: 16.3%

3-bedroom villa

Available

Bedrooms: 3

Bathrooms: 3

Built: 114 m²

Price: $405,000

Gross ROI estimate: 14.24%

Leasehold: 24 yrs

Full villa: USD 405,000. Fractional entry available: 9 shares × USD 50,000 (total USD 450,000), minimum entry USD 50,000. Developer offers 10% for 1 year or 8% per year for 2 years — confirm terms in the signed contract.

GGallery

Renders

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Open-plan living, dining and kitchen

View full photo archive ↗

PFloor plans

02Strengths

◆Already built and deliverable — you can inspect the real product, not renders, with units now being handed into OXO management
◆Prime Berawa micro-location, about 5 minutes from the beach, with year-round demand
◆Operated by OXO Hospitality Management (24/7 staff, valet, reception)
◆Optional fractional entry in the 3-bedroom villa from USD 50,000 per share (9 shares per villa, total USD 450,000; full-villa purchase approximately USD 405,000–410,000)
◆Standard warranties: 10 years structural, 1 year interior finishing

03Risk notes

▲Construction ran about a year late; the developer did deliver, but the delay history is worth noting
▲Guaranteed-yield figures — the developer promises 10% for one year or 8% per year for two years — must be confirmed in the actual contract before deposit
▲The fractional format is an investment share tied to the villa's yield, not a notarised ownership title; verify the agreement terms. On the upside, exiting the position is not a real-estate sale, so it avoids the sale-side property taxes
▲Occupancy is expected to ramp over the first 6 months (around 70-75% at launch); around 12% from year two is a target, not a guarantee
▲Occupancy and price-growth statistics are developer-provided and not independently verified; the same site links to official Indonesian government statistics, which can be cross-checked

04Suitable for

— Investors who want a finished, ready-to-operate asset rather than off-plan risk
— Buyers comfortable with a professional management model instead of self-management
— Smaller-ticket investors interested in fractional entry from USD 50,000
— Lifestyle buyers combining personal use with rental income

05Not suitable for

— Investors who require a notarised freehold title on day one
— Buyers uncomfortable with leasehold structures
— Investors who need guaranteed liquidity or instant resale

Project-specific legal, tax and licensing matters should always be verified with qualified Indonesian professionals before purchase.

DDocuments

Project documents

Public documents can be opened directly. Private / sensitive documents (signed contracts, payment acknowledgments, personal IDs) are shared on request under NDA and are not published on this website.

Lease agreement

LAND_ Lease Agreement 2&3 Bedroom villas

Public

Lease agreement

Statement Letter of Lease Extension

Public

Due-diligence report

Due Diligence Report of Land in Tibubeneng

Spatial Utilization Conformity Confirmation (KKPR)

Public

Document

Certificate Confirming that the SLF Application is in Process.

Public

Document

Villa Management and Marketing Agreement

Public

Document

Notification of Property Management Partnership

Public

Private documents

6 confidential documents (contracts, corporate papers, payment receipts) are available on request after verification, under NDA. They are not published on this website.

FFinancial model by unit type

Base scenario per unit type

The figures below are Base scenario estimates for each villa type. They are modelled projections, not guaranteed returns.

1-bedroom villa

Base scenario

Occupancy: 78.4%
ADR (Average Daily Rate): $232
Gross annual income: $66 336
Management fee: $11 045
Platform / OTA fees: $5 970
Operating expenses: $7 257
Estimated taxes: $6 634
Net annual income: $35 431
Estimated net ROI: 14.17%

2-bedroom villa – Pool

Base scenario

Occupancy: 78.4%
ADR (Average Daily Rate): $328
Gross annual income: $93 826
Management fee: $15 622
Platform / OTA fees: $8 444
Operating expenses: $10 264
Estimated taxes: $9 383
Net annual income: $50 113
Estimated net ROI: 14.74%

2-bedroom villa – Garden

Base scenario

Occupancy: 78.4%
ADR (Average Daily Rate): $309
Gross annual income: $88 519
Management fee: $14 738
Platform / OTA fees: $7 967
Operating expenses: $9 684
Estimated taxes: $8 852
Net annual income: $47 279
Estimated net ROI: 16.3%

3-bedroom villa

Base scenario

Occupancy: 78.4%
ADR (Average Daily Rate): $377
Gross annual income: $107 990
Management fee: $17 980
Platform / OTA fees: $9 719
Operating expenses: $11 814
Estimated taxes: $10 799
Net annual income: $57 678
Estimated net ROI: 14.24%

Rental income projections are estimates, not guarantees. Actual results depend on seasonality, management quality, competition, pricing strategy, taxes, maintenance, platform fees and market conditions.