Bali Kintamani Opening — January 2027

NORD NEST

Own 10% of a premium hotel in Bali and earn from the whole business: eight villas, the spa and the restaurant.

Eight A-frame villas, a spa with a thermal complex and a restaurant on a slope above the Batur caldera. A 10% share is 10% of the whole hotel's net profit.

$190K
entry, in instalments
≈$2,960
a month per share, forecast
18.7%
forecast at 80% villa occupancy
5.3
payback period, years
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Render
What Nord Nest will be

A guest's day worth $185 a night

A share earns from what people come here for: views of three volcanoes, the spa and thermal rituals, mountain quiet. This is how the hotel will look after opening.

A-frame villa living room: glazed gable, terrace and mountains at sunrise, render Render
MorningSunrise over BaturThe volcano framed in the villa's triangular window is the first thing a guest sees.
Flower bath in the spa, render Render
DayFlower bathSignature spa rituals: flowers, natural oils, a tea lounge.
Spa massage by a panoramic window, render Render
AfternoonMassage with a volcano viewTreatment rooms face the slope — mountain air instead of air conditioning.
Spa hall with a bath and a volcano view, render Render
EveningSauna, plunge pools, hot tubsFinnish sauna, cold plunges and wood-fired tubs at sunset.
A-frame villa interior: fireplace, living room, mezzanine bedroom, render Render
NightFireplace and silenceA fire burning, a bedroom on the mezzanine, stars over the caldera.
Mezzanine bedroom of an A-frame villa under the roof, a window onto forest and mountains, render Render
MezzanineA bedroom under the roofA bed under the slope of the roof, a window onto forest and mountains.
Villa living room: a timber table, a woven rug, a hanging fireplace, render Render
Living roomFire and timberA timber table, a woven rug, a hanging fireplace.
Villa living room in the rain: mist over the slopes behind the glass, render Render
Rainy seasonThe same view in the rainMist over the slopes behind the glass, a fire in the hearth.

GRC renders. On the outside the villas are dark, as in the renders; in the construction photos they are still in inner cladding, without the roof or façade.

The key difference

One property, or the whole business

Apartment
One property. Income comes from price growth and rent.
Villa in Bali
One property. One source of income, one point of risk, quiet months in the low season.
Nord Nest share
The whole business: 8 villas, a spa with a thermal complex, a restaurant, the land lease and the brand. Three revenue streams in one company.
What a partner gets

$190,000 comes back in 5.3 years

Over 9 years of operation — ≈$320,000 in payouts, and the 10% share stays yours

123456789
years of operationline — $190,000
$1,493
villas
$1,068
spa and thermal
$401
restaurant

≈$2,962 a month per share is already net profit: management, marketing, taxes and repair reserves are deducted. Payouts quarterly; a report to co-owners every month, from the first month of construction. Base case of the financial model: 80% villa occupancy, 70% spa, 60% restaurant, $185 a night. At 50% villa occupancy — around 12.5% a year. This is a forecast, not a commitment; the Shareholders Agreement is what is legally binding.

How to enter

Three payments, not one

Six of the seven shares are already held by partners. The last one is paid in instalments under the schedule in the agreement.

  1. 10%Deposit.
  2. 60%Second payment — under the schedule in the Shareholders Agreement.
  3. 30%The balance. After the final payment, you are entered in the shareholder register within 90 days.
What protects a partner

Written into the agreement, not promised

Not registered — money back

You hold shares in PT Nord Nest Bali directly, with no nominees. If you are not registered within 90 days, the payment is returned in full within 15 days.

Construction delayed — buy-back

A delay of more than 180 days gives you the right to require a buy-back of your share: your payment plus 10% a year.

Overruns — on GRC

If construction costs more, GRC covers the difference. A partner's share is never diluted.

A report every month

From the first month of construction, not from the first revenue. Every stage is in the partners' shared Google Drive.

Under construction

Construction is underway.
Opening — January 2027

The land is secured under a long-term 25+1-year lease. The legal entity, PT PMA Nord Nest Bali, is registered. As of October 2026, all eight villas are up and clad, with wiring in place; the restaurant and spa foundations are done and the frames are going up. You can watch the site live — the construction camera runs around the clock. Watch live →

Nord Nest render from above: main building with pool, eight A-frame villas in two rows, gardensNord Nest from above today: eight A-frame villas and the main building foundationRenderToday
Left: GRC render · right: drone, 25 Sep 2026 · drag the slider
Done
Land and legal structure
Done
PT PMA registered
Done
Team on site
Now
Construction underway
January 2027
Opening of the complex
What we're building

What the complex includes

8

Design villas

A-frame villas with panoramic windows facing the volcanoes. GRC architecture set into the natural landscape.

spa

Spa complex

Flower baths, aromatherapy with natural oils, a tea lounge. Signature rituals that bring several practices together.

+°C

Thermal complex

Finnish sauna, cold plunge pools, wood-fired hot tubs with volcano views. A cold plunge ritual as part of the spa programme.

30–40

Restaurant

An open kitchen and a terrace overlooking the volcano, with local and European cuisine. Breakfast with a sunrise view.

Location

Why Kintamani

The Batur caldera from a drone: Mount Batur, lava fields and the lake, with Abang and Agung behind
Photo: GRC · the Batur caldera from a drone, 25 Sep 2026
01 · Nature

Remarkable views

Three volcanoes, Lake Batur, jungle and a cool mountain climate. Exactly what travellers looking for a “different Bali” want: quieter than Canggu and Ubud, cooler, with volcano views.

02 · Atmosphere

Full immersion

Mountain air and stillness in place of the density of southern Bali. The A-frame architecture responds to Kintamani's climate and sits naturally within it.

03 · Market

An emerging location

Supply here is still thin: around 680 active short-term rentals in the Kintamani submarket, against thousands in Canggu and Ubud. Travellers move around the island looking for a quality place to stay.

04 · Demand

What the data shows

Across Bali, short-term rentals average 46–47% occupancy at $144–148 a night, while professionally managed villas reach 80–90%. Our model assumes 80% at $185 — the upper end of the range, sustained by management quality, reviews and the share of direct bookings. According to AirDNA, the Kintamani market averages 70% occupancy at $162 a night.

AirDNA measures occupancy as booked nights over available nights, excluding owner-blocked dates; in small markets such as Kintamani, estimates can deviate by 15–25%. Source: AirDNA, 12 Kintamani properties, August 2026.

The area's future

What happens to Kintamani over the next 5 years

Kintamani is the next stop after Canggu and Ubud: a quieter Bali with volcano views.

↗

Growing tourist flow

2025 was a record year: 6,948,754 international arrivals, 9.7% above 2024 and above the pre-pandemic peak. January–August 2026 is running 1.6% below the same period of 2025 — after the record year, the market has levelled off. Kintamani remains the next stop on itineraries after Canggu and Ubud. Source: BPS Bali.

↗

A new kind of traveller

Eco-tourism, wellness, slow travel, digital nomads with premium budgets — Nord Nest's target audience is growing faster than the market as a whole.

↗

New projects in the area

Aura Cabin and Desa Oculus already operate nearby — guests come to the area for the views and the quiet. Every new property makes the area better known.

↗

Entry before opening

Around 680 active short-term rentals in Kintamani, against thousands in Canggu and Ubud — quality hotels here are still few. Partners who come in during construction enter at cost; after launch, the market sets the price of a share.

Questions from real meetings

What people ask before they come in

How and when is income paid?

From the net profit of the whole complex: a 10% share means 10% of the profit of the villas, spa and restaurant. Payouts are quarterly, after the opening in January 2027.

What do I get legally?

Shares in PT Nord Nest Bali, an Indonesian company with foreign capital. You are on the shareholder register yourself, with no nominees. Registration within 90 days of the final payment; if not registered, the money is returned in full within 15 days.

Who will run the hotel?

The Nord Nest operating company, in which you hold a share. A hotel manager is hired into it ahead of the opening. The management fee stays inside the company instead of going to an outside management firm.

How do I exit?

For the first two years nobody sells their share, the founder included. After that you can sell; the other co-owners have the right of first refusal.

If things go wrong — what do I lose, and who is responsible?

Eight scenarios are set out in the agreement. Your share keeps its size under any additional financing; construction overruns are on GRC. A construction delay of more than 180 days gives you the right to a buy-back: your payment plus 10% a year.

Can I stay at the hotel?

Yes: five days a year per share.

Return calculator

Calculate your return

Adjust the scenario and the horizon. In the conservative case, occupancy drops by a quarter while fixed costs stay where they are — this shows the lower bound.

Investment amount
1 share = 10% of the company
$190,000
Scenario occupancy varies
Time horizon 5 years
Accumulated income over the selected period
$0
Annual ROI
0%
Payback
0yrs
Annual income
$0
Accumulated cash flow
The calculation is based on the project's financial model: 80% villa occupancy, 70% spa and 60% restaurant utilisation, an average rate of $185 per night. 70% of net profit is distributed among seven partners, 10% per share. The base case gives 18.7% a year and $35,545 per share. Figures are forecasts and serve as a guide; only the agreement and the Shareholders Agreement are legally binding.
Final partner round

The last
share

Join Nord Nest and become a co-owner of a premium boutique hotel in Bali. In 30 minutes we'll walk you through the financial model, the legal structure, the payment schedule, and how to watch the site live or visit in person.

WhatsApp

Or leave your contact — we’ll reach out

We’ll send the financial model and answer your questions within one business day.

The last share at construction cost The next entry into the project will be at market valuation once construction is completed in January 2027. Today, entry is at construction cost.
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