Our Work
Kayu Dua
Completed Q1 2023 · Berawa, Canggu · Fully sold in 14 months
Villa Development
Kayu Tiga
Berawa, Canggu, Bali
Phase One Delivered · Phase Two Raising Now
Executive Summary
Kayu Tiga Phase One is complete — one villa delivered, photographed, and ready to show. Phase Two is four more on the same land, the same design, the same finish.
- Phase One: one 4-bedroom villa delivered Q4 2025 — 20m pool, gourmet kitchen, full-time staff, outdoor dining terrace, wellness room
- Phase Two: four identical villas on the remaining land — structure complete, raising equity to deliver the fit-out
- 1 of 4 Phase Two villas already reserved at $975K — contracted revenue secured before the raise closes
- Seeking $1.8M equity for Phase Two — minimum ticket $50,000 USD
- Phase One investors achieved 38% ROI — Phase Two targets the same on a proven, de-risked product
The Team
Marcus Tan
Co-Founder & CEO
15 years in Southeast Asia real estate. Former project director on $180M in delivered residential projects across Singapore and Bali.
Ayu Dewi
Co-Founder & Design Director
Balinese architect trained at RMIT Melbourne, five years at a Sydney practice. Leads all design, contractor, and build quality decisions for Kayu.
James Whitfield
Head of Sales
12 years in luxury property sales including five at Knight Frank Singapore. Managed sales for Kayu Dua, taking the project from launch to fully sold in 14 months.
Market Data
Bali International Arrivals million visitors
Demand recovery post-2020 has been sustained and accelerating. 2025 forecast: 5.1M.
Berawa
A Location That Sells Itself
Berawa is Bali's most sought-after address for luxury short-term rentals — walkable to the beach, minutes from Finns Beach Club.
- Less than 5% of freehold-eligible land remains in the Berawa corridor
- Premium 4BR villas achieve 13–18% gross STR yields, among the highest in Asia
- Foreign buyer demand grew 34% YoY in 2023–2024
- Two prior Kayu projects in this corridor — both sold out
Three Structural Tailwinds
13–18%
Gross STR Yield (4BR Berawa)
+22%
Price Appreciation 2022–2024
+34% YoY
Foreign Buyer Demand Growth
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Demand is growing and diversifying Foreign buyer demand grew 34% YoY in 2023–2024. International arrivals hit 4.2M in 2024, with 5.1M projected for 2025.
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Supply is genuinely constrained Less than 5% of freehold-eligible land remains in Berawa. The corridor that drives Kayu's market is nearly closed to new development.
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Yields that buyers act on Premium 4BR villas in Berawa achieve 13–18% gross STR yields — among the highest luxury residential yields in Asia.
Two Exits. No Surprises.
62.5%
Kayu Satu — ROI (2021)
70.8%
Kayu Dua — ROI (2023)
15.2%
Kayu Dua — Avg Gross Yield
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62.5% ROI on Kayu Satu, 2021 3 villas, $1.2M all-in, $1.95M in sales. All 3 sold within 6 months of completion. Delivered on time.
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70.8% ROI on Kayu Dua, 2023 4 villas, $2.4M all-in, $4.1M in sales. Fully sold in 14 months. Two Kayu Satu buyers reinvested in Kayu Tiga.
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A track record is evidence, not a promise Kayu has done this twice. Both times on time, within budget, and better than projected.
Kayu Dua
Kayu Dua — Completed
Kayu Dua showcases the design language and build quality that Kayu Tiga will carry forward. Every villa achieved occupancy above 75% within three months of handover, delivering an average gross rental yield of 15.2%. The project sold out in 14 months — two off-plan, two at completion.
Kayu Tiga Phase One matches this standard exactly. Phase Two is next.
Kayu Dua — Completed
Kayu Dua — Completed
The Project
Kayu Tiga
Phase One delivered · Four villas to come · Phase Two raising now
Kayu Tiga
Kayu Tiga — Phase One Delivered
These are not renders. This is the villa — photographed, finished, and on the market. Phase One delivered one 4-bedroom villa on 700 sqm in Berawa: soaring ceilings, natural stone walls, polished timber floors, a 20-metre pool, gourmet kitchen, outdoor dining terrace, wellness room, and suites with ensuite bathrooms, walk-in wardrobes, and private balcony access. Full-time staff are in place. Phase Two is four more. Same land. Same architect. Same build team. Same address.
You are not betting on a concept. The concept is already standing.
Kayu Tiga — Phase One Delivered
Kayu Tiga — Phase One Delivered
Phase Two at a Glance
4 × 4BR
Phase Two Villas
$975K
Price Per Villa
1 of 4
Already Reserved
700 sqm
Land Per Villa
350 sqm
Build Area
20 m
Private Pool
2 min
Berawa Beach
5 min
Finns Beach Club
30+30
Leasehold via PT
The Rental Income Potential
$700
Nightly Rate
72%
Target Occupancy
18.9%
Gross Annual Yield
$184K
Gross Income Per Villa
The Risk Is Already Behind You
Delivered Q4 2025
Phase One
1 of 4 reserved
Phase Two Sales
Filling now
Raise Status
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Phase One is done — you can walk through it One villa is complete, photographed, and on the market. Buyers and investors can see exactly what they are getting. There is no concept risk.
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Phase Two starts with a sold unit One of the four Phase Two villas is already reserved at $975K. $975K in revenue is contracted before the raise closes.
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This is the final opportunity to invest in Kayu Tiga Phase Two is the last equity tranche. The window closes when $1.8M is raised — after that, the remaining villas sell at market.
Construction
Structure Complete. Risk Retired.
The hardest part is done.
- Structure complete — interior fit-out underway
- Fixed-price contracts with penalty clauses in place
- Both prior projects delivered on time and within budget
- Round 2 capital funds the finish line, not the foundation
Investment Highlights
$3.7M
Project Cost
$1.8M
Equity Raise
38%
Target IRR
1.38x
Equity Multiple
2 Yrs
Hold Period
Comparable Sales
$920K
$890K
$820K
$1.0M
Use of Proceeds
Phase Two equity of $1.8M funds the interior completion and delivery of four villas. Land acquisition and structural work are fully funded and complete.
Round 2 Total
$1.8M
Interior Fit-Out & FF&E (4 villas)
39%
$700K
Landscaping & Pool Finishing
17%
$300K
Marketing & Sales
8%
$150K
Working Capital & Contingency
36%
$650K
Return Scenarios
Three scenarios against total Phase Two sales revenue. Equity enters Q1 2026 and exits at completion — targeted Q2–Q4 2026.
Downside Protection
Conservative
Assumption
3 at $975K, 1 at 5% discount
Total Revenue
$3.9M
Total Project Cost
$3.1M
Net Profit
$751K
Investor ROI
35%
Equity Multiple
1.35x
Current Projection
Base Case
Assumption
All 4 villas at $975K list price
Total Revenue
$3.9M
Total Project Cost
$3.1M
Net Profit
$800K
Investor ROI
38%
Equity Multiple
1.38x
If Demand Holds
Upside
Assumption
4 villas with premium on final two
Total Revenue
$4.2M
Total Project Cost
$3.1M
Net Profit
$1.1M
Investor ROI
54%
Equity Multiple
1.54x
Cash Flow Projection
Year 0 is the Phase Two equity raise of $1.8M. No distributions during construction. Year 2 shows full return of capital plus profit — a single distribution at project completion.
$1.8M
Total Equity
$684K
Net Profit
38%
IRR
1.38x
Equity Multiple
Revenue Breakdown
Phase Two — Target Sales Revenue
Reserved (Villa 1)
$975 · 25%
Available (Villa 2)
$975 · 25%
Available (Villa 3)
$975 · 25%
Available (Villa 4)
$975 · 25%
Financials
Project Cost Summary
| Item | Budget | Committed | Remaining | % Complete |
|---|---|---|---|---|
| Land Acquisition | $1,200,000 | $1,200,000 | $0 | 100% |
| Structure & Shell (all 5) | $900,000 | $900,000 | $0 | 100% |
| Interior Fit-Out & FF&E | $700,000 | $0 | $700,000 | 0% |
| Landscaping & Pool Finishing | $300,000 | $0 | $300,000 | 0% |
| Marketing & Sales | $150,000 | $20,000 | $130,000 | 13% |
| Working Capital | $200,000 | $0 | $200,000 | 0% |
| Contingency | $450,000 | $0 | $450,000 | 0% |
| Total | $3,900,000 | $2,120,000 | $1,780,000 | 54% |
Figures in USD. Phase Two equity raise: $1.8M. Land and structure fully funded.
Deal Structure
Structure
Kayu Tiga Holdings (PT structure, Bali)
Min. Investment
$50K
Total Equity
$1.8M
LP / GP Split
85 / 15
Distribution Waterfall
1
Return of Capital
All investor capital returned in full before any profit distribution
LP 100%
GP 0%
→
2
Profit Distribution
Net profits distributed pro-rata to all equity investors
LP 85%
GP 15%
- Single distribution at project completion and full villa sales — targeted Q2–Q4 2026
- Minimum investment: $50,000 USD · No stated upper limit per investor
- Phase Two closes once the $1.8M target is reached — participation is limited
- Quarterly construction and sales updates provided to all investors
Exit Strategy
Primary Exit
Individual villa sales to international HNW buyers at project completion
Timeline: Q2–Q4 2026
Valuation: 1 of 4 Phase Two villas reserved at $975K; remaining 3 priced at $975K based on Phase One comparables
- Singapore and Australian high-net-worth individuals
- Foreign nationals seeking a Bali lifestyle asset with rental yield
- Family offices seeking income-producing real estate in Southeast Asia
Alternative Exit
Unsold villas retained and operated as premium short-term rentals at $700/night — 18%+ gross annual yield
Risk Factors
Construction Risk
Substantially retired. Phase One is delivered and standing — build standard is proven. Phase Two structure is complete. Remaining work is interior fit-out and landscaping. Fixed-price contracts in place.
Sales Risk
Phase One is a live comparable — buyers can walk through before committing. Phase Two has one villa reserved at $975K. The conservative scenario requires three sales at list price and one at a discount.
Currency Risk
Construction costs are IDR-denominated; villa sales are USD-denominated. USD strength versus IDR has historically expanded project margins, not compressed them.
Regulatory Risk
All permits secured. Leasehold 30+30 via PT company is well-established and widely used by international buyers across Bali. Legal structure reviewed by local counsel.
Market Risk
Bali tourism demand is diversified across nationalities. The market recovered to pre-pandemic levels by 2023. International arrivals grew 34% in 2024, with 5.1M projected for 2025.
Liquidity Risk
This is a private, illiquid investment. Capital is locked for the 24-month hold period. No secondary market exists for LP interests. Invest only capital you can hold to completion.
Contact Us
Ready to Invest?
Reach out to the Kayu Development team to discuss the Kayu Tiga Round 2 opportunity.
Round 2 is limited to a small number of qualified investors. We welcome serious inquiries.
www.kayudevelopment.com
Marcus Tan
Co-Founder & CEO
marcus@kayudevelopment.com
+62 812 3456 7890
James Whitfield
Head of Sales
james@kayudevelopment.com
Legal
Important Notices
This document is provided for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any security. Any such offer or solicitation may only be made by means of a formal offering memorandum and only to qualified investors in jurisdictions where such activity is permitted.
Investing in private real estate involves significant risks, including the potential loss of principal. Past performance of Kayu Satu and Kayu Dua is not indicative of future results. Returns, yields, and timelines are projections only and are not guaranteed.
This document contains forward-looking statements based on current assumptions and expectations. Actual outcomes may differ materially due to construction delays, adverse market conditions, regulatory changes, currency movements, or other factors outside the control of Kayu Development.
Prospective investors should conduct their own due diligence, seek independent legal and financial advice, and carefully review all offering documents before making any investment decision. Investment is suitable only for persons who can sustain the loss of their entire investment.
This document is confidential and intended solely for the recipient. It may not be reproduced, redistributed, or shared without the prior written consent of Kayu Development. By receiving this document, the recipient agrees to treat its contents as strictly confidential.