Frequently
Asked
Questions
General
What is Tāne Villas?
Tāne Villas is a boutique eco-luxury villa estate in Batununggul, Nusa Penida, designed by architects and built with natural materials, passive cooling, and ocean-facing layouts. The estate will also feature shared wellness, dining, and co-working facilities as it develops through future phases.
Where is it located?
The estate is located on Nusa Penida’s east coast in Batununggul, with sunrise ocean views towards Lombok and the surrounding islands, and easy access to local beaches and key attractions.
What is Tāne Villas?
Tāne Villas is a boutique eco-luxury villa estate in Batununggul, Nusa Penida, designed by architects and built with natural materials, passive cooling, and ocean-facing layouts. The estate will also feature shared wellness, dining, and co-working facilities as it develops through future phases.
Where is it located?
The estate is located on Nusa Penida’s east coast in Batununggul, with sunrise ocean views towards Lombok and the surrounding islands, and easy access to local beaches and key attractions.
What is Tāne Villas?
Tāne Villas is a boutique eco-luxury villa estate in Batununggul, Nusa Penida, designed by architects and built with natural materials, passive cooling, and ocean-facing layouts. The estate will also feature shared wellness, dining, and co-working facilities as it develops through future phases.
Where is it located?
The estate is located on Nusa Penida’s east coast in Batununggul, with sunrise ocean views towards Lombok and the surrounding islands, and easy access to local beaches and key attractions.
Ownership & Legal
How can foreigners own a villa?
Foreign buyers purchase through an Indonesian PT PMA company that holds an HGB (Right-to-Build) title over the land, providing a long-term, renewable right to use, build, and lease. HGB is typically granted for 30 years with the option to extend for another 30 years, subject to prevailing regulations.
Is freehold available?
Freehold (Hak Milik) is only available to Indonesian citizens under current law, so foreign buyers use the PT PMA + HGB structure instead of freehold.
What taxes and legal costs should I expect?
Purchase prices exclude government taxes and legal fees such as transfer tax (BPHTB), notary costs, and any applicable VAT or other duties at the time of transfer.
How can foreigners own a villa?
Foreign buyers purchase through an Indonesian PT PMA company that holds an HGB (Right-to-Build) title over the land, providing a long-term, renewable right to use, build, and lease. HGB is typically granted for 30 years with the option to extend for another 30 years, subject to prevailing regulations.
Is freehold available?
Freehold (Hak Milik) is only available to Indonesian citizens under current law, so foreign buyers use the PT PMA + HGB structure instead of freehold.
What taxes and legal costs should I expect?
Purchase prices exclude government taxes and legal fees such as transfer tax (BPHTB), notary costs, and any applicable VAT or other duties at the time of transfer.
How can foreigners own a villa?
Foreign buyers purchase through an Indonesian PT PMA company that holds an HGB (Right-to-Build) title over the land, providing a long-term, renewable right to use, build, and lease. HGB is typically granted for 30 years with the option to extend for another 30 years, subject to prevailing regulations.
Is freehold available?
Freehold (Hak Milik) is only available to Indonesian citizens under current law, so foreign buyers use the PT PMA + HGB structure instead of freehold.
What taxes and legal costs should I expect?
Purchase prices exclude government taxes and legal fees such as transfer tax (BPHTB), notary costs, and any applicable VAT or other duties at the time of transfer.
Phases & Options
What is included in Phase 1 (Turnkey Villas)?
Phase 1 offers fully designed and built 2-bedroom villas delivered furnished and equipped, including private pool, rooftop deck with wellness features, and integration into the rental program. Buyers also receive the first year’s estate service charge waived and full rental setup (branding, OTA listings, pricing, and operations).
What is Phase 2 (Land + Build)?
In Phase 2, buyers acquire serviced plots under HGB via PT PMA along with shared infrastructure, estate landscaping, and design guidelines. Buyers can then build a villa that meets estate standards, with indicative construction costs currently estimated at around USD 1,500–2,500 per square meter depending on specification.
Can I customize my villa design?
Yes, custom designs are possible in Phase 2, as long as they comply with Tāne’s architectural and sustainability guidelines so the estate maintains a cohesive look and operational efficiency. In-house design and construction support is available for owners who want a unified, end-to-end process.
What is Phase 3?
Phase 3 is a planned wellness and condo-villa complex that will introduce yoga, spa, sauna, ice baths, restaurant/juice bar, co-working, and retail, plus additional condo-villa units. This phase is expected to uplift occupancy, nightly rates, and overall asset value for earlier phases as the estate becomes a more complete destination.
What is included in Phase 1 (Turnkey Villas)?
Phase 1 offers fully designed and built 2-bedroom villas delivered furnished and equipped, including private pool, rooftop deck with wellness features, and integration into the rental program. Buyers also receive the first year’s estate service charge waived and full rental setup (branding, OTA listings, pricing, and operations).
What is Phase 2 (Land + Build)?
In Phase 2, buyers acquire serviced plots under HGB via PT PMA along with shared infrastructure, estate landscaping, and design guidelines. Buyers can then build a villa that meets estate standards, with indicative construction costs currently estimated at around USD 1,500–2,500 per square meter depending on specification.
Can I customize my villa design?
Yes, custom designs are possible in Phase 2, as long as they comply with Tāne’s architectural and sustainability guidelines so the estate maintains a cohesive look and operational efficiency. In-house design and construction support is available for owners who want a unified, end-to-end process.
What is Phase 3?
Phase 3 is a planned wellness and condo-villa complex that will introduce yoga, spa, sauna, ice baths, restaurant/juice bar, co-working, and retail, plus additional condo-villa units. This phase is expected to uplift occupancy, nightly rates, and overall asset value for earlier phases as the estate becomes a more complete destination.
What is included in Phase 1 (Turnkey Villas)?
Phase 1 offers fully designed and built 2-bedroom villas delivered furnished and equipped, including private pool, rooftop deck with wellness features, and integration into the rental program. Buyers also receive the first year’s estate service charge waived and full rental setup (branding, OTA listings, pricing, and operations).
What is Phase 2 (Land + Build)?
In Phase 2, buyers acquire serviced plots under HGB via PT PMA along with shared infrastructure, estate landscaping, and design guidelines. Buyers can then build a villa that meets estate standards, with indicative construction costs currently estimated at around USD 1,500–2,500 per square meter depending on specification.
Can I customize my villa design?
Yes, custom designs are possible in Phase 2, as long as they comply with Tāne’s architectural and sustainability guidelines so the estate maintains a cohesive look and operational efficiency. In-house design and construction support is available for owners who want a unified, end-to-end process.
What is Phase 3?
Phase 3 is a planned wellness and condo-villa complex that will introduce yoga, spa, sauna, ice baths, restaurant/juice bar, co-working, and retail, plus additional condo-villa units. This phase is expected to uplift occupancy, nightly rates, and overall asset value for earlier phases as the estate becomes a more complete destination.
Investment & Returns
What kind of returns are projected?
Conservative projections for Phase 1 villas show approximately 13–31% annual ROI over five years, with indicative payback periods from around 3 to 8 years depending on occupancy and rate scenarios. A base case assumption of about 60% occupancy suggests roughly 20% ROI with payback under 5 years, but returns are not guaranteed and depend on market conditions and operations.
Are returns guaranteed?
No, returns are purely performance-based and depend on occupancy, average daily rate, operating costs, and broader tourism trends. All figures in the financial model are assumptions, not promises, and are provided to help buyers understand potential scenarios.
How often will I get paid and reported to?
Owners receive monthly payouts of net rental income along with detailed statements showing revenue, channel commissions, operating costs, and owner distributions.
What kind of returns are projected?
Conservative projections for Phase 1 villas show approximately 13–31% annual ROI over five years, with indicative payback periods from around 3 to 8 years depending on occupancy and rate scenarios. A base case assumption of about 60% occupancy suggests roughly 20% ROI with payback under 5 years, but returns are not guaranteed and depend on market conditions and operations.
Are returns guaranteed?
No, returns are purely performance-based and depend on occupancy, average daily rate, operating costs, and broader tourism trends. All figures in the financial model are assumptions, not promises, and are provided to help buyers understand potential scenarios.
How often will I get paid and reported to?
Owners receive monthly payouts of net rental income along with detailed statements showing revenue, channel commissions, operating costs, and owner distributions.
What kind of returns are projected?
Conservative projections for Phase 1 villas show approximately 13–31% annual ROI over five years, with indicative payback periods from around 3 to 8 years depending on occupancy and rate scenarios. A base case assumption of about 60% occupancy suggests roughly 20% ROI with payback under 5 years, but returns are not guaranteed and depend on market conditions and operations.
Are returns guaranteed?
No, returns are purely performance-based and depend on occupancy, average daily rate, operating costs, and broader tourism trends. All figures in the financial model are assumptions, not promises, and are provided to help buyers understand potential scenarios.
How often will I get paid and reported to?
Owners receive monthly payouts of net rental income along with detailed statements showing revenue, channel commissions, operating costs, and owner distributions.
Operations & Management
Who manages the villas?
Tāne’s in-house management team oversees marketing, OTA listings, dynamic pricing, guest communication, housekeeping, and day-to-day operations. The team also coordinates maintenance, repairs, and on-the-ground guest experience to maintain standards across the estate.
What operating costs should I expect?
The model currently assumes a fixed yearly OPEX of IDR 100,000,000 per villa, plus about 12% OTA commissions and variable costs of around IDR 120,000 per occupied night. There is also an estate service charge, projected at IDR 50,000 per square meter per month (waived in year one for Phase 1), and utilities are billed based on actual usage.
Can I manage my own villa?
To preserve consistent guest experience and brand standards, villas are expected to remain under the central management program rather than operated independently. This unified approach also helps optimize occupancy and pricing across the estate.
Can I stay in my own villa?
Yes, owners are welcome to use their villa personally, subject to existing guest bookings. When you confirm personal stays in advance, those dates are blocked and not offered for rental.
Who manages the villas?
Tāne’s in-house management team oversees marketing, OTA listings, dynamic pricing, guest communication, housekeeping, and day-to-day operations. The team also coordinates maintenance, repairs, and on-the-ground guest experience to maintain standards across the estate.
What operating costs should I expect?
The model currently assumes a fixed yearly OPEX of IDR 100,000,000 per villa, plus about 12% OTA commissions and variable costs of around IDR 120,000 per occupied night. There is also an estate service charge, projected at IDR 50,000 per square meter per month (waived in year one for Phase 1), and utilities are billed based on actual usage.
Can I manage my own villa?
To preserve consistent guest experience and brand standards, villas are expected to remain under the central management program rather than operated independently. This unified approach also helps optimize occupancy and pricing across the estate.
Can I stay in my own villa?
Yes, owners are welcome to use their villa personally, subject to existing guest bookings. When you confirm personal stays in advance, those dates are blocked and not offered for rental.
Who manages the villas?
Tāne’s in-house management team oversees marketing, OTA listings, dynamic pricing, guest communication, housekeeping, and day-to-day operations. The team also coordinates maintenance, repairs, and on-the-ground guest experience to maintain standards across the estate.
What operating costs should I expect?
The model currently assumes a fixed yearly OPEX of IDR 100,000,000 per villa, plus about 12% OTA commissions and variable costs of around IDR 120,000 per occupied night. There is also an estate service charge, projected at IDR 50,000 per square meter per month (waived in year one for Phase 1), and utilities are billed based on actual usage.
Can I manage my own villa?
To preserve consistent guest experience and brand standards, villas are expected to remain under the central management program rather than operated independently. This unified approach also helps optimize occupancy and pricing across the estate.
Can I stay in my own villa?
Yes, owners are welcome to use their villa personally, subject to existing guest bookings. When you confirm personal stays in advance, those dates are blocked and not offered for rental.
Construction & Delivery
How long does construction take?
Once all permits and approvals are in place, construction typically takes around 9–12 months, depending on villa type, customization, and weather conditions.
How will I track progress if I’m overseas?
Owners receive regular updates with photos, videos, and milestone reports so they can follow progress remotely throughout the build.
How long does construction take?
Once all permits and approvals are in place, construction typically takes around 9–12 months, depending on villa type, customization, and weather conditions.
How will I track progress if I’m overseas?
Owners receive regular updates with photos, videos, and milestone reports so they can follow progress remotely throughout the build.
How long does construction take?
Once all permits and approvals are in place, construction typically takes around 9–12 months, depending on villa type, customization, and weather conditions.
How will I track progress if I’m overseas?
Owners receive regular updates with photos, videos, and milestone reports so they can follow progress remotely throughout the build.
Payments & Financing
What is the payment schedule for Phase 1?
For turnkey villas, payments are structured in milestones, commonly with a reservation deposit, followed by staged construction payments and a final amount at handover. The exact breakdown and timing are provided in the sales documents for the selected villa type.
Is financing available?
Direct developer financing is not currently offered, and most foreign buyers use cash or their own financing arrangements from overseas.
What is the payment schedule for Phase 1?
For turnkey villas, payments are structured in milestones, commonly with a reservation deposit, followed by staged construction payments and a final amount at handover. The exact breakdown and timing are provided in the sales documents for the selected villa type.
Is financing available?
Direct developer financing is not currently offered, and most foreign buyers use cash or their own financing arrangements from overseas.
What is the payment schedule for Phase 1?
For turnkey villas, payments are structured in milestones, commonly with a reservation deposit, followed by staged construction payments and a final amount at handover. The exact breakdown and timing are provided in the sales documents for the selected villa type.
Is financing available?
Direct developer financing is not currently offered, and most foreign buyers use cash or their own financing arrangements from overseas.
Tax & Ownership Structure
How is rental income taxed for a PT PMA?
For smaller PT PMA operators that qualify under PP 23/2018, a final tax of 0.5% of gross revenue may apply for up to three fiscal years if annual gross revenue stays under IDR 4.8 billion. Beyond that, standard Indonesian corporate tax (currently 22% on net profit), VAT (currently 11%), and local hotel tax (around 10% on room revenue) apply at the company level.
How is rental income taxed for Indonesian individuals?
Indonesian individuals who directly own eligible property typically pay a final tax of around 10% on gross rental income, while the operating company still collects hotel tax on behalf of the local government.
Should I use a PT PMA or personal ownership?
Foreigners generally must use a PT PMA structure to legally hold HGB title and operate rentals, while Indonesian citizens may find individual ownership more tax-efficient in some cases. Buyers should consult a local tax advisor or notary to choose the most suitable and compliant structure for their situation.
How is rental income taxed for a PT PMA?
For smaller PT PMA operators that qualify under PP 23/2018, a final tax of 0.5% of gross revenue may apply for up to three fiscal years if annual gross revenue stays under IDR 4.8 billion. Beyond that, standard Indonesian corporate tax (currently 22% on net profit), VAT (currently 11%), and local hotel tax (around 10% on room revenue) apply at the company level.
How is rental income taxed for Indonesian individuals?
Indonesian individuals who directly own eligible property typically pay a final tax of around 10% on gross rental income, while the operating company still collects hotel tax on behalf of the local government.
Should I use a PT PMA or personal ownership?
Foreigners generally must use a PT PMA structure to legally hold HGB title and operate rentals, while Indonesian citizens may find individual ownership more tax-efficient in some cases. Buyers should consult a local tax advisor or notary to choose the most suitable and compliant structure for their situation.
How is rental income taxed for a PT PMA?
For smaller PT PMA operators that qualify under PP 23/2018, a final tax of 0.5% of gross revenue may apply for up to three fiscal years if annual gross revenue stays under IDR 4.8 billion. Beyond that, standard Indonesian corporate tax (currently 22% on net profit), VAT (currently 11%), and local hotel tax (around 10% on room revenue) apply at the company level.
How is rental income taxed for Indonesian individuals?
Indonesian individuals who directly own eligible property typically pay a final tax of around 10% on gross rental income, while the operating company still collects hotel tax on behalf of the local government.
Should I use a PT PMA or personal ownership?
Foreigners generally must use a PT PMA structure to legally hold HGB title and operate rentals, while Indonesian citizens may find individual ownership more tax-efficient in some cases. Buyers should consult a local tax advisor or notary to choose the most suitable and compliant structure for their situation.
Discover your future villa at Tāne
Turn your vision into reality with our expertise in architecture and design. Connect with us today and take the first step toward your dream space.
Discover your future villa at Tāne
Turn your vision into reality with our expertise in architecture and design. Connect with us today and take the first step toward your dream space.
Discover your future villa at Tāne
Turn your vision into reality with our expertise in architecture and design. Connect with us today and take the first step toward your dream space.