Sacre Village
Offer summary
A boutique hotel with 16 villas in the heart of Bali with four revenue streams: villa rentals, restaurant, car rental and spa. The test villa (MVP) has been built and has validated the model.
Investment $3,014,948 (profit split 70/30, True Real Estate — operating partner).
The driver of outsized profitability is unique viral architecture plus diversification: the restaurant and transport strengthen the hotel’s economics beyond the rental night.
- Investor ROI: 19.2% year 1 → 28.2% year 5
- 5-year horizon: cumulative $3.75M to the investor, payback ≈ 4.1 years from operations
- Show unit yield of 18.82% confirmed
- Ironwood — service life up to 80 years
- Class — quiet luxury
Distribution of shares and profit
CapEx structure
Financial trajectory · years 1–5
| Year 1 | Year 2 | Year 3 | Year 4 | Year 5 | |
|---|---|---|---|---|---|
| Revenue | $1,836,948 | $2,395,699 | $2,515,698 | $2,641,921 | $2,774,693 |
| EBITDA | $827,545 | $1,152,417 | $1,206,589 | $1,264,737 | $1,325,758 |
| After the FF&E fund | $827,545 | $1,056,589 | $1,105,961 | $1,159,060 | $1,214,770 |
| To the investor · 70% | $579,282 | $739,613 | $774,173 | $811,342 | $850,339 |
| ROI on capital (on EBITDA) | 19.2% | 24.5% | 25.7% | 26.9% | 28.2% |
| Profit to the investor · cumulative | $579,282 | $1,318,894 | $2,093,067 | $2,904,409 | $3,754,748 |
| ROI 70/30 · cumulative | 19.2% | 43.7% | 69.4% | 96.3% | 124.5% |
Rental profit + Exit · years 1–5
| Year 1 | Year 2 | Year 3 | Year 4 | Year 5 | |
|---|---|---|---|---|---|
| Rental income · 70% to the investor | $579,282 | $739,613 | $774,173 | $811,342 | $850,339 |
| Accumulated income | $579,282 | $1,318,894 | $2,093,067 | $2,904,409 | $3,754,748 |
| Exit · sale of the hotel · investor’s share | — | — | — | — | $3,639,177 |
| Total over 5 years · rental income + exit | — | — | — | — | $7,393,925 |
Investor’s total income · rental income + exit
Project timing · 27 months to operating income
Scenario comparison · net to investor
| Scenario | Term · operating years | Total to investor | MOIC | ROI · net | IRR · p.a. |
|---|---|---|---|---|---|
| S1 · Sale of the hotel as a whole · end of year 5 | 5 | $7,393,925 | 2.45× | 145.2% | 22.3% |
| S2 · Phased villa sales · start year 3, 3/year | 9 | $9,229,353 | 3.06× | 206.1% | 25.1% |
| Hold · hold for 10 years, no sale | 10 | $8,688,342 | 2.88× | 188.2% | 19.9% |
Project concept
- 16 villas in the style of traditional joglos from Sumba Island
- “All in one villa” concept — all infrastructure inside each villa
- No interruption holiday — if you wish, you will not be disturbed
- Blend in with nature — a connection with nature in a picturesque location among rice terraces and canyons
- Shared infrastructure:
- Café, bar
- Swimming pool
- Sauna
- Cold plunge
- Massage room
- Gym
- Yoga chalet
- Relaxation and leisure area: barbecue area and fire pit
- S-VIP service:
- Personalised service (welcome drinks made with guests’ favourite fruits)
- Bouquet of flowers on check-in
- Concierge service (delivery of food, drinks, etc.)
- Barbecue chef on request
- Electric bicycles for rent
Land
Location
Plot of 80 ares; we are taking 50 ares into the project. Price IDR 3.7 million per are per year, leasehold 32 years.
Access is not very convenient (to be resolved with reversible traffic). All view villas are on the slope. Additional land can be purchased and the hotel expanded 2×.
Project site layout
Layout of 16 villas and infrastructure on the plot (location above): aerial renders and a 3D model of villa placement on the hillside terrain — pool, restaurant and spa area in the centre, with villas terraced along the slope.
Villa design
Exterior:
Interior · First option:
Interior · Second option:
Villa infrastructure
- Natural materials: the villas are made entirely from environmentally friendly, wear-resistant materials such as iron wood (80-year service life), alang-alang
- “All in one” format — all infrastructure inside each villa
- Full autonomy: rest and leisure without the need to leave the villa grounds
🧖♀️ Wellness & relaxation
- Swimming pool
- Fireplace
- BBQ / grill area
- Fire pit
- Outdoor dining area
- Projector
- Massage area
- Sauna + cold plunge (in half of the units)
- Jacuzzi
🍽️ Kitchen and household
- Full kitchen
- Mini-fridge
- Hob
- Crockery and kitchen utensils
- Kettle, coffee machine, toaster
- Wine glasses
- Drinking water filter
🏗️ Build quality and engineering
- Iron wood (ulin) — up to 80 years of use
- Well-considered architecture: natural ventilation and protection against overheating
- Energy-efficient solutions
- Stable engineering systems (borehole, solar water heating)
Layout
Villa 64 m²:
Villa 100 m²:
Marketing strategy
A high ADR is achieved not only through the property itself, but also through how it is perceived. We have analysed in detail a hundred hotels in Bali that rent for $500+ per night, while the cost of the villas themselves is low. This creates an ROI significantly higher than is customary in real estate.
We have applied all these mechanisms in this project.
1 · Positioning — whom people pay and what they pay for
↓
2 · Packaging — premium perception
↓
3 · Content — virality
↓
4 · Bloggers + paid traffic — reach
↓
5 · Recognition — a strong brand
↓
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= PREMIUM ADR — tariff above the market ✅
1. Positioning: an irrational willingness to pay for the experience
- The product is targeted at a clearly defined segment, rather than “everyone indiscriminately”: experiential luxury, nature retreat, privacy with “no interruption”.
- The unique architecture has already become a viral product that clients recommend to their friends.
- Premium quality lies in the quality; authenticity lies in the experience.
- A service ritual and attention to detail are the lowest-cost and most powerful lever.
- On this foundation — a unified brand identity that can scale into a network.
“We monetise not square metres, but emotion, story and service.”
2. Packaging turns a viral product into a premium brand
We will provide:
- a strong visual identity;
- professional social media content;
- a platform for creating user-generated content;
- a high-quality listing on OTA platforms;
- a consistent style;
- a premium brand perception — people pay more for it.
3. Working with bloggers
Available villa-nights (25%) are used to attract influencers.
- the cost of hosting a blogger is around $25 per villa-night;
- this is approximately 500–1000 blogger integrations per year;
- from opening, the weighting immediately shifts towards direct bookings, bypassing OTA commissions (~17%).
4. Paid traffic
Budget: $15,000
Key objectives:
- “igniting the funnel”;
- the first mass bookings;
- creating mass buzz around the hotel.
5. Grand Opening
Budget: $10,000
The grand opening is used as a separate marketing tool to create a newsworthy occasion around the project.
Objectives:
- attracting attention to the hotel launch;
- engaging bloggers and opinion leaders;
- creating buzz and obtaining content.
6. Launch budget: $50,000 — bloggers, influencers, audience warm-up and content before opening; the amount is included in CapEx (line item “Marketing, bloggers, warm-up — launch”).
📌 Reference:
ADR at Further Hotel is 2 times higher than competitors. The secret to its success is the right positioning, exceptional packaging, service, a unique viral exterior, and the highest level of content.
Contractor · PREDMET
Contractor: PREDMET
- 6 years of experience in construction, including 3 years in Bali
- In-house architectural bureau
- Over 250 employees in the construction division
- The largest furniture factory in Bali (4 300 m²)
- 4 500 m² of completed projects on the island
- 68 666 m² — total construction volume
- 47 properties built and commissioned
- 3 complexes are in the final stage