The Nusa Penida Cliffside project represents the pinnacle of eco-luxury architecture and high-end hospitality. Set upon a 5,000 sqm oceanfront estate with direct sea access, the resort masterfully integrates sustainable design with sophisticated living. Each of the 8 exclusive villas is envisioned as a private sanctuary, featuring bespoke interior design, private pools, and a seamless indoor-outdoor flow that redefines the luxury island experience.
An exclusive boutique resort destination on the legendary island of Nusa Penida, featuring 8 ultra-luxury villas with breathtaking, infinite ocean views. This premier architectural development offers the ultimate luxury villa experience near Bali, combining sophisticated design with unparalleled coastal vistas.
€3,680k
€50k
22.70%
Propiedad vitalicia
Descubra la combinación de villas y suites premium que impulsan los ingresos del resort, con tarifas diarias promedio (ADR) escaladas por exclusividad.
Rather than a simple average, the resort average daily rate (ADR) of €411.25 is calculated dynamically using a weighted average based on inventory mix. This yields highly precise, risk-adjusted yield pro-formas.
In luxury boutique operations, rooms drive only a portion of total yield. Pro-formas integrate additional revenue streams calculated as ratios of room revenues:
Nusa Penida: The emerging epicenter of eco-luxury tourism in Bali, witnessing record-breaking growth in the premium sector—a premier destination for sustainable architecture and high-end luxury villa development.
| Metric | Value |
|---|---|
| Land Cost | €736.000 (est.) |
| Construction Cost | €2.208.000 (est.) |
| Development Cost | €736.000 (est.) |
| Projected Exit Value | €5.520.000 (est.) |
| ROI | 22.70% |
| Timeline | 18 Meses |
Data-driven strategic analysis: transitioning from transient daily visitors to high-yield, extended luxury stays.
The project is strategically situated within the ultra-luxury hospitality segment of Nusa Penida, leveraging a prime cliffside location that ensures absolute privacy and panoramic ocean vistas. The signature Domo Resort architecture is not merely an aesthetic statement, but a calculated investment move designed to command a premium Average Daily Rate (ADR) significantly above the regional market average.
We implement a lean operational management model specifically engineered to minimize overhead and maximize EBITDA margins. The resort’s low-density master plan facilitates an elite guest-to-staff ratio, delivering a bespoke, high-end service experience without the prohibitive fixed costs typical of conventional large-scale hotel developments.
Nusa Penida has undergone a massive transformation, growing from 200,000 arrivals in 2017 to over 1.1 million in 2024. The market is currently at a critical inflection point: shifting from "day-trip" excursions to extended luxury stays. Institutional investors and the burgeoning "slow-travel" demographic are increasingly seeking exclusive, low-density environments. By securing a position in this privileged cliffside enclave, Antonio Rutilio Design captures the early maturity phase of the island’s luxury boom, offering projected capital appreciation that outpaces saturated markets like Canggu.
Simule sus rendimientos ajustando el monto de inversión a continuación.
27.1%
€1.9M
44.0%
5 Años
Año 7
€4.0M
€27.100
Basado en la TIR 27.1%The project is designed as a low-density, high-margin boutique resort, optimizing both pricing and operational efficiency. Revenue is driven by premium positioning, ocean-view units, and strong demand for experiential hospitality in Nusa Penida.
Operating costs are controlled through a lean operational model and selective outsourcing of non-core services, ensuring maximum conversion to EBITDA.
>Nusa Penida is one of Bali’s fastest-growing destinations, with increasing demand for high-end, design-driven accommodations.
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The project targets a stabilized EBITDA margin of approximately 40–45%, generating consistent annual cash flow. Investors benefit from:
The project adopts a conservative financial approach with realistic occupancy and pricing assumptions.
Reducir la complejidad operativa y los gastos generales de personal.
Identidad arquitectónica compatible con ADR premium.
Flujos de ingresos de alojamiento, alimentación y bebidas y bienestar.
Participación directa del patrocinador en el desarrollo y control.
Disclaimer: This material is for informational purposes only and does not constitute an offer or solicitation to invest. Details are provided upon request for qualified partners.
Este gráfico representa la distribución estratégica del monto total de inversión. Se priorizan las fases de arquitectura, derechos de terreno y construcción para garantizar la longevidad de los activos y un posicionamiento premium.
| Categoría | Artículo de inversión | Cantidad |
|---|---|---|
| Adquisición de Tierras | Freehold Acquisition | €720.000 |
| Construcción | Main Structure & Roof | €1.500.000 |
| Muebles e interiores | Elite FF&E Package | €450.000 |
| Otro | Safety Reserve | €290.000 |
| Diseño y Arquitectura | Architectural & Technical Design | €300.000 |
| Muebles e interiores | Lighting & decoration | €80.000 |
| Muebles e interiores | Equipment (AC, system) | €120.000 |
| Gestión de proyectos | Project management | €70.000 |
| Diseño y Arquitectura | Engineering consultant | €50.000 |
| Permisos y Legales | Building permits & licenses | €60.000 |
| Permisos y Legales | Legal & company setup | €15.000 |
| Otro | Staff training & hiring | €25.000 |
| CAPITAL TOTAL ESTIMADO | €3.680.000 | |
Estas cifras representan puntos de referencia institucionales para la ubicación y la clase de activo. El Modo de Escenario cambia estas variables para simular el riesgo.
Ingresos brutos totales generados durante el ciclo de vida del proyecto.
Capital neto restante después de todos los costos y recuperación de la inversión.
Desempeño operativo excluyendo partidas no monetarias e impuestos.
Participación en la utilidad neta atribuible a su inversión específica.
Recuperación total del capital lograda antes de la fase de estabilización. Este modelo ilustra un perfil de riesgo-rendimiento equilibrado, con una sólida generación de flujo de caja y un cronograma claro de recuperación del capital.
| Año | Ocupación estimada | Ingresos brutos | Beneficio Operativo (EBITDA) | Flujo de caja neto |
|---|---|---|---|---|
| Year 1 | 55% | €1.212.028 | €387.849 | €318.036 |
| Year 2 | 65% | €1.475.369 | €531.133 | €435.529 |
| Year 3 | 75% | €1.751.932 | €700.773 | €574.634 |
| Year 4 | 77% | €1.849.555 | €776.813 | €636.987 |
| Year 5 | 75% | €1.851.097 | €814.483 | €667.876 |
| Year 6 | 75% | €1.900.680 | €836.299 | €685.766 |
| Year 7 | 75% | €1.950.263 | €858.116 | €703.655 |
| Year 8 | 75% | €1.999.846 | €879.932 | €721.545 |
| Year 9 | 75% | €2.049.429 | €901.749 | €739.434 |
| Year 10 | 75% | €2.099.012 | €923.565 | €757.324 |
| Year 11 | 75% | €2.161.983 | €951.272 | €780.043 |
| Year 12 | 75% | €2.226.842 | €979.811 | €803.445 |
| Year 13 | 75% | €2.293.647 | €1.009.205 | €827.548 |
| Year 14 | 75% | €2.362.457 | €1.039.481 | €852.374 |
| Year 15 | 75% | €2.433.331 | €1.070.665 | €877.946 |
| Year 16 | 75% | €2.506.331 | €1.102.785 | €904.284 |
| Year 17 | 75% | €2.581.520 | €1.135.869 | €931.413 |
| Year 18 | 75% | €2.658.966 | €1.169.945 | €959.355 |
| Year 19 | 75% | €2.738.735 | €1.205.043 | €988.136 |
| Year 20 | 75% | €2.820.897 | €1.241.195 | €1.017.780 |
| Year 21 | 75% | €2.905.524 | €1.278.431 | €1.048.313 |
| Year 22 | 75% | €2.992.690 | €1.316.783 | €1.079.762 |
| Year 23 | 75% | €3.082.470 | €1.356.287 | €1.112.155 |
| Year 24 | 75% | €3.174.945 | €1.396.976 | €1.145.520 |
| Year 25 | 75% | €3.270.193 | €1.438.885 | €1.179.886 |
| Year 26 | 75% | €3.368.299 | €1.482.051 | €1.215.282 |
| Year 27 | 75% | €3.469.348 | €1.526.513 | €1.251.741 |
| Year 28 | 75% | €3.573.428 | €1.572.308 | €1.289.293 |
| Year 29 | 75% | €3.680.631 | €1.619.478 | €1.327.972 |
| Year 30 | 75% | €3.791.050 | €1.668.062 | €1.367.811 |
| Year 31 | 75% | €3.904.781 | €1.718.104 | €1.408.845 |
| Year 32 | 75% | €4.021.925 | €1.769.647 | €1.451.110 |
| Year 33 | 75% | €4.142.582 | €1.822.736 | €1.494.644 |
| Year 34 | 75% | €4.266.860 | €1.877.418 | €1.539.483 |
| Year 35 | 75% | €4.394.866 | €1.933.741 | €1.585.668 |
| Year 36 | 75% | €4.526.712 | €1.991.753 | €1.633.238 |
| Year 37 | 75% | €4.662.513 | €2.051.506 | €1.682.235 |
| Year 38 | 75% | €4.802.388 | €2.113.051 | €1.732.702 |
| Year 39 | 75% | €4.946.460 | €2.176.442 | €1.784.683 |
| Year 40 | 75% | €5.094.854 | €2.241.736 | €1.838.223 |
| Year 41 | 75% | €5.247.700 | €2.308.988 | €1.893.370 |
| Year 42 | 75% | €5.405.130 | €2.378.257 | €1.950.171 |
| Year 43 | 75% | €5.567.284 | €2.449.605 | €2.008.676 |
| Year 44 | 75% | €5.734.303 | €2.523.093 | €2.068.936 |
| Year 45 | 75% | €5.906.332 | €2.598.786 | €2.131.005 |
| Year 46 | 75% | €6.083.522 | €2.676.750 | €2.194.935 |
| Year 47 | 75% | €6.266.028 | €2.757.052 | €2.260.783 |
| Year 48 | 75% | €6.454.008 | €2.839.764 | €2.328.606 |
| Year 49 | 75% | €6.647.629 | €2.924.957 | €2.398.464 |
| Year 50 | 75% | €6.847.058 | €3.012.705 | €2.470.418 |
| Year 51 | 75% | €7.052.469 | €3.103.087 | €2.544.531 |
| Year 52 | 75% | €7.264.043 | €3.196.179 | €2.620.867 |
| Year 53 | 75% | €7.481.965 | €3.292.064 | €2.699.493 |
| Year 54 | 75% | €7.706.424 | €3.390.826 | €2.780.478 |
| Year 55 | 75% | €7.937.616 | €3.492.551 | €2.863.892 |
| Year 56 | 75% | €8.175.745 | €3.597.328 | €2.949.809 |
| Year 57 | 75% | €8.421.017 | €3.705.248 | €3.038.303 |
| Year 58 | 75% | €8.673.648 | €3.816.405 | €3.129.452 |
| Year 59 | 75% | €8.933.857 | €3.930.897 | €3.223.336 |
| Year 60 | 75% | €9.201.873 | €4.048.824 | €3.320.036 |
| Year 61 | 75% | €9.477.929 | €4.170.289 | €3.419.637 |
| Year 62 | 75% | €9.762.267 | €4.295.397 | €3.522.226 |
| Year 63 | 75% | €10.055.135 | €4.424.259 | €3.627.893 |
| Year 64 | 75% | €10.356.789 | €4.556.987 | €3.736.729 |
| Year 65 | 75% | €10.667.493 | €4.693.697 | €3.848.831 |
| Year 66 | 75% | €10.987.517 | €4.834.508 | €3.964.296 |
| Year 67 | 75% | €11.317.143 | €4.979.543 | €4.083.225 |
| Year 68 | 75% | €11.656.657 | €5.128.929 | €4.205.722 |
| Year 69 | 75% | €12.006.357 | €5.282.797 | €4.331.894 |
| Year 70 | 75% | €12.366.548 | €5.441.281 | €4.461.850 |
| Year 71 | 75% | €12.737.544 | €5.604.519 | €4.595.706 |
| Year 72 | 75% | €13.119.670 | €5.772.655 | €4.733.577 |
| Year 73 | 75% | €13.513.261 | €5.945.835 | €4.875.584 |
| Year 74 | 75% | €13.918.658 | €6.124.210 | €5.021.852 |
| Year 75 | 75% | €14.336.218 | €6.307.936 | €5.172.507 |
| Year 76 | 75% | €14.766.305 | €6.497.174 | €5.327.683 |
| Year 77 | 75% | €15.209.294 | €6.692.089 | €5.487.513 |
| Year 78 | 75% | €15.665.573 | €6.892.852 | €5.652.139 |
| Year 79 | 75% | €16.135.540 | €7.099.637 | €5.821.703 |
| Year 80 | 75% | €16.619.606 | €7.312.627 | €5.996.354 |
| Year 81 | 75% | €17.118.194 | €7.532.005 | €6.176.244 |
| Year 82 | 75% | €17.631.740 | €7.757.966 | €6.361.532 |
| Year 83 | 75% | €18.160.692 | €7.990.705 | €6.552.378 |
| Year 84 | 75% | €18.705.513 | €8.230.426 | €6.748.949 |
| Year 85 | 75% | €19.266.678 | €8.477.338 | €6.951.418 |
| Year 86 | 75% | €19.844.679 | €8.731.659 | €7.159.960 |
| Year 87 | 75% | €20.440.019 | €8.993.608 | €7.374.759 |
| Year 88 | 75% | €21.053.220 | €9.263.417 | €7.596.002 |
| Year 89 | 75% | €21.684.816 | €9.541.319 | €7.823.882 |
| Year 90 | 75% | €22.335.361 | €9.827.559 | €8.058.598 |
| Year 91 | 75% | €23.005.421 | €10.122.385 | €8.300.356 |
| Year 92 | 75% | €23.695.584 | €10.426.057 | €8.549.367 |
| Year 93 | 75% | €24.406.452 | €10.738.839 | €8.805.848 |
| Year 94 | 75% | €25.138.645 | €11.061.004 | €9.070.023 |
| Year 95 | 75% | €25.892.805 | €11.392.834 | €9.342.124 |
| Year 96 | 75% | €26.669.589 | €11.734.619 | €9.622.388 |
| Year 97 | 75% | €27.469.676 | €12.086.658 | €9.911.059 |
| Year 98 | 75% | €28.293.767 | €12.449.257 | €10.208.391 |
| Year 99 | 75% | €29.142.580 | €12.822.735 | €10.514.643 |
| Year 100 | 75% | €30.016.857 | €13.207.417 | €10.830.082 |
+3.50% Anual
+2.50% Anual
11.4% Objetivo
| ADR \ OCC | 65% | 70% | 75% | 80% | 85% |
|---|---|---|---|---|---|
| €200 | 21.3% | 22.6% | 23.9% | 25.2% | 26.5% |
| €225 | 23.4% | 24.9% | 26.3% | 27.8% | 29.2% |
| €250 | 25.5% | 27.1% | 28.7% | 30.4% | 32.0% |
| €275 | 27.6% | 29.4% | 31.2% | 33.0% | 34.7% |
| €300 | 29.7% | 31.7% | 33.6% | 35.5% | 37.5% |
Legal Disclaimer: This sensitivity analysis is based on historical market performance and projected operational standards in Nusa Penida. Actual results may vary depending on global tourism trends, local regulations, and macroeconomic factors. This is not a guarantee of future returns.
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Increíble playa de arena blanca en un acantilado en el extremo oriental de Nusa Penida.
El famoso acantilado en forma de T-Rex y la playa de arena blanca prístina debajo.
Un pintoresco arco natural sobre una cala de mar turquesa.
Famosa playa bordeada de palmeras que ofrece espectaculares puestas de sol balinesas y esnórquel.
Famous beachside bar known for live music, sunset views, and signature cocktails.
Popular day club featuring a large pool, relaxed atmosphere, and international DJ sets.
Premium beach club near Toyapakeh harbor with direct beach access and luxury daybeds.
Iconic sunset destination offering panoramic ocean views and private bamboo nests.
