ESENTIALS

A clear overview of the villa’s elevated construction concept, refined features, and essential details for discerning buyers.

ELEVATED STRUCTURE & STEEL SYSTEM:

Why is Villa Kedungu built as an elevated structure?

Villa Kedungu is designed as a stilted, elevated home to create a natural ventilation chamber under the building. This improves airflow, keeps the structure dry, reduces humidity, and protects the home from Bali’s tropical ground conditions such as moisture, mold, and termites.
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The elevation also lifts the structure above ground-level heat, allowing cooler airflow to circulate, improving thermal comfort and long-term building health.

Why are elevated structures particularly suitable for Bali?

Bali’s climate presents three key challenges:

• High humidity that continuous contact with ground accelerates
• Ground moisture that encourages mold and material deterioration
• Termites, which are common across the island

An elevated steel structure avoids these issues by keeping the villa off the ground, maintaining air circulation, and removing contact between the building and soil.

This significantly enhances durability, reduces maintenance, and extends the building’s lifespan.

Are elevated steel structures more expensive than standard on-ground homes?

Generally, yes—elevated structures with modular steel systems require:
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• precision engineering
• pre-fabricated steel components
• higher construction accuracy
• specialized installation teams

The result, however, is a structure that:

• lasts longer
• performs better in Bali’s climate
• is more versatile and sustainable
• requires lower long-term maintenance

This makes the initial investment more cost-efficient over the villa’s life cycle.

Is a steel structure earthquake-resistant?

Steel-frame buildings perform exceptionally well in seismic regions.Key advantages include:

• flexible connections that absorb vibration
• lightweight structural behavior
• engineered load distribution
• minimal cracking and breakage

Bali lies within a seismic zone, and steel structures are globally recognized as one of the safest systems for earthquake resilience.

Is the Villa Kedungu structure termite-proof and mold-resistant?

Yes. Because the villa is elevated and built using steel (not timber), there is no accessible organic material for termite infestation. The airflow under the villa also reduces trapped humidity, improving mold protection.

How flexible is the interior reorganization with a steel modular system?

The modular steel frame used at Villa Kedungu allows more flexibility than traditional concrete structures.

• Non-structural walls can be repositioned or removed.
• The layout can be adapted without affecting the primary frame.

However:

• The main steel structure cannot be moved or altered.
• Late-stage changes may require cost adjustments or may not be feasible.
• Major structural redesigns are not possible due to pre-engineered fabrication.

PERMITS, COMPLIANCE & REGULATIONS

What is a PBG?

PBG (Persetujuan Bangunan Gedung) is Indonesia’s official building approval permit.It ensures that the building design, structure, engineering, and zoning align with government regulations.
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A PBG is legally required for construction in Indonesia.

Does Villa Kedungu have a PBG?

Yes.
Villa Kedungu holds a Commercial PBG (Perhotelan) within a Tourism Zone, establishing the correct foundation for full legal compliance for villa accommodation and short-term rental operations.

What are the next compliance steps after the PBG?

Villa Kedungu already holds a Commercial PBG (Perhotelan), the primary permit required for tourism accommodation in a Tourism Zone.

The remaining standard steps in Indonesia are:

‍• Construction Reporting through SIMBG at each stage.
‍• SLF (Sertifikat Laik Fungsi) issued upon completion of construction.
‍• TDUP Akomodasi Wisata, the operational license for villa rental and short-term accommodation.
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These steps are typically completed by the owner or investor should they wish to operate the villa for commercial rental.

What is SLF and when is it issued?

SLF (Sertifikat Laik Fungsi) is the “Certificate of Proper Function,” confirming that a building has been completed according to the approved PBG and is safe to occupy. It is issued only after construction is fully completed and passes government inspections.

The SLF is required for long-term compliance and is a key document for commercial rental operations.

OFF-PLAN PURCHASE PROCESS

What is an off-plan property?

An off-plan property is purchased before construction is completed—or sometimes before it has started. This allows the buyer to secure the property at an earlier stage, often with customization options and a more attractive entry price.

How does the off-plan purchase process work at Villa Kedungu?

The process is simple and fully transparent:

‍Reservation & Agreement
‍The buyer confirms interest and receives all technical files, drawings, timelines, and terms.

‍Lease Transfer
‍The lease is transferred to the buyer or their PT PMA.

‍Design Review
‍Interior selections, palettes, and materials are chosen based on allowable customization.

‍Construction Start
‍As soon as the lease transfer is completed, construction proceeds according to the agreed development plan.

‍Progress Reporting
‍Regular updates, site visits, and milestone supervision are provided throughout the build.

‍Completion & Handover
‍Upon finishing the villa and securing the SLF (post-construction), the property is ready for occupancy or rental.

Can I customize the villa?

Yes—within clearly defined boundaries.
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Customization is welcomed for:

‍• interior finishes
• materials and textures
• bathroom and kitchen styling
• lighting fixtures
• color palettes
• selected layout adjustments (non-structural)

Customization is limited by:

‍• the stage of construction
• the modular steel-frame system
• pre-engineered structural design

Structural modifications are not possible.

Late-stage changes may:

‍• increase cost
• extend construction time
• or become unfeasible

All customization is discussed and approved before being integrated into the build schedule.

RENTAL USE & COMMERCIAL POTENTIAL

Can Villa Kedungu be rented out?

The villa sits in a Tourism Zone and has a Commercial PBG, making it suitable for commercial rental operations.

How does rental legality work in Indonesia?

Rental operations must follow regulations depending on whether the lease is held by:

• a private individual
• an Indonesian citizen
• a PT or PT PMA

Some processes may require:

• monthly tax submissions
• rental reporting
• proper licensing (depending on use)

We can connect buyers with trusted:

• legal advisors
• accountants
• tax consultants

for full guidance.

What is the rental income potential for Villa Kedungu?

Rental revenue depends on many variables, including service quality, property management, furnishings, guest experience, and seasonal demand. For this reason, Villa Kedungu does not provide fixed rental income projections.
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However, based on market data from the Kedungu–Pererenan–Canggu area, professionally managed two-bedroom villas with high-quality service often achieve strong occupancy rates and competitive daily pricing. With the right operational setup, a villa in this category can perform very well within Bali’s premium rental market.
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PT Exceptional Asia Indonesia can provide a hypothetical rental model—not as a financial forecast, but as an educational example—helping buyers understand:

• how seasonal pricing works
• how to optimise daily rates
• how service quality influences occupancy
• which amenities and upgrades improve rental yield
• how to structure operations for best results
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This process gives buyers a clear strategic framework without making any guaranteed income claims.

PROPERTY DETAILS, SIZE, LOCATION & TIMELINE

What are the villa and land sizes?

• Land size: 575 m²

• Built area: approx. 205 m²
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• Enclosed living area: 150 m²
Including:
2 ensuite bedrooms, open-plan living, kitchen, guest bathroom, laundry, outdoor lounge, pool, garden, and parking.

How far is the villa from key locations?

• Nirjhara Resort (200 m)
• Jungle Padel Kedungu (300 m)
• Grow in Kedungu School (450 m)
• Salty Cowboys (450 m)
• Alive Wholefoods (1 km)
• Kedungu Beach (1 km)
• Nuanu Creative City (6.7 km)
• Pererenan (9 km)
• Canggu (12 km)

What is the construction timeline?

Estimated at 12–15 months, depending on customization and finishing selections.

OWNERSHIP, LEASE, & PROJECT MANAGEMENT

What type of ownership is offered?

The villa is offered as a leasehold, held by either a private individual or a PT PMA.

How does the lease transfer work?

The existing lease is transferred from the current lessee to the buyer.Once the lease is transferred, construction and customization proceed immediately.

What is the role of PT Exceptional Asia Indonesia?

PT Exceptional Asia Indonesia manages:

• project management
• engineering consulting
• technical supervision
• contractor coordination
• quality control
• reporting and documentation

This ensures the villa is developed to international standards with clear communication throughout.

See the full Villa Kedungu features here.