Sold
Out
1 Bedroom
$195,000 - Bedrooms 1
- Bathrooms 1.5
- Land 90 sqm
- Building 98 sqm
Padonan - the best of Canggu
Handover in December 2026
Six sold in pre-sale.
Two remain.
From one of Bali's most trusted boutique developers - the Lumara Group.
Get Pricing & Floorplans
Two Villas Remain
Claim one of the final two.
Eight boutique leasehold villas, minutes from Canggu, fully managed. Turnkey and built for hands-off rental income.
- 8.3%Net yield, audited real villa
- 25+5Years leasehold, in your name
- $265kFrom 2-bedroom, turnkey
- EscrowFunds released as work is verified
Why Padonan, Why Now
Why Padonan Wins?
The smart edge of Bali and a growing opportunity.
The Canggu lifestyle at a lower cost basis, so the yield comes from the price, not the risk. Padonan offers the same beaches, beach clubs, pickleball and cafés at an entry price 20–30% below core Canggu, for rental rates that stay close. Higher yield comes from the lower cost basis, not higher rent.
The demand is here. The price hasn't caught up yet.
Indicative Gross Rental Yield
By Market Tier
~8.5%
9–13%
15–18%
18–22%
Bali Average
All listings
Canggu Belt
Prime, managed
Padonan
Lower entry price
Design-Led Villa
+25–30% ADR
Proven Bali Villa Investment Returns
Real Rental Income in Padonan
Actual rental performance from a Lumara-managed luxury villa in Padonan, Bali. Independently audited owner returns for Aug 2024 to Jul 2025.
$23,502
Annual Revenue
Full year occupancy
$12,513
Net Profit
After all cost
53%
Net Margin
Of revenue kept
8.3%
Net Yield
on $150k purchase
Where the Money Goes
53%
18%
11%
12%
6%
- Net Profit Kept 53% $12,513
- Management Fee 18% $4,230
- Staff & Salary 11% $2,625
- Utilities & Operations 12% $2,733
- Repairs, Upgrades & Other 6% $1,401
Construction Progress
Watch it rise.
Your investment, taking shape. Follow the build progress of our leasehold villas in Padonan, Bali, from foundation to handover.
Our Community
Happy homeowners Happy investors.
Real owners enjoying their Lumara villas in Padonan, Bali, from first-time buyers to seasoned property investors.
The Financial Model
2 Bedroom Financial Model
Short Term
$265,000 for short-term rental
Short-term managed lease, per villa per year. We publish the low, medium and high case and the rental it takes to reach each, so you can judge the assumptions yourself.
| Per villa / year | Low | Medium | High |
|---|---|---|---|
| Purchase Price | $265,000 | $265,000 | $265,000 |
| Gross Annual Rental | $58,242 | $67,949 | $81,538 |
| Less: Management (15%) | −$8,736 | −$10,192 | −$12,231 |
| Less: Operations (10%) | −$5,824 | −$6,795 | −$8,154 |
| Less: Tax (10%) | −$5,824 | −$6,795 | −$8,154 |
| Net Annual Income | $37,857 | $44,167 | $53,000 |
| Net Yield on Price | 14.3% | 16.7% | 20.0% |
| Break-even (Years) | 7 | 6 | 5 |
What It Takes to Get There
| To achieve this, the villa must earn | Low | Medium | High |
|---|---|---|---|
| Avg. Monthly Rental | $4,853 | $5,662 | $6,795 |
| Lease Strategy | Short-term managed | Short-term managed | Short-term, peak |
The Collection
Eight villas. Two floorplans remaining.
The one-bedroom is sold out. Only the two- and three-bedroom floorplans remain in our Padonan, Bali collection, with one unit of each. Reserve before they are gone.
1 Bedroom
$195,000 - 1 Unit Left
2 Bedroom
$265,000 - Bedrooms 2
- Bathrooms 2.5
- Land 100 sqm
- Building 145 sqm
- 1 Unit Left
3 Bedroom
$290,000 - Bedrooms 3
- Bathrooms 3.5
- Land 125 sqm
- Building 168 sqm
Lumara Villas, Padonan
Masterplan.
Designed as a harmonious sanctuary where architecture, nature, and light exist in balance. Inspired by the peaceful rhythm of Bali, every space is thoughtfully arranged to create privacy, openness, and a seamless connection between indoor and outdoor living.
-
8Total Unit
-
1000 SQMTotal Project Area
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- 2 Villasof 1 Bedroom Villa
- 3 Villasof 2 Bedroom Villa
- 3 Villasof 3 Bedroom Villa
Lumara Villas
The Lumara
Design Language
Theme
A Modern Serenity to Meet Simplicity and Nature
Mood
Calm, grounded design to create stillness
Texture
Earthy tones, calming colours, neutrals, off-white, light wood
Style
Sleek lines, minimalism, subtle luxury, modern Balinese
Your Investment, Protected
Built to last, for Bali and for you.
Leasehold is the established, legally recognised route for foreign investment in Bali. Here is exactly how your capital is protected at every stage.
- 1
Reserve
Your funds go into escrow, never directly to us.
- 2
Build
Capital is released only as construction milestones are independently verified.
- 3
Own
A 25 + 5 year leasehold, registered in your name.
- 4
Secure
Notarised, with full legal due diligence handled end to end.
Turnkey Management
15%
all-inclusive fee
Own the villa, we manage everything else.
A truly hands-off investment. Your villa earns while we handle it all.
- BookingsDaily & Monthly Rental
- MarketingDigital reach for your villa
- GuestService & Satisfaction
- UpkeepMaintenance & Operations
Income today, upside on exit
Exit & Appreciation
Projected Resale Value for a 3 Bedroom Villa
Entry $290,000 · 10% annual appreciation (conservative; Canggu has run 8–20% in recent years).
At Handover
$290,000
Year 5
$467,000
Uplift
+61%
Lumara Villas
The Founders
Lumara is led by two founders who pair deep local roots in Bali with global growth expertise, covering everything from on-the-ground operations to brand and market expansion.
Komang
Managing Director, Operations & Hospitality
With 20 years of hands-on experience in Bali's property development and villa management space, Komang offers unmatched local expertise, operational know-how, and a strong network in the island's real estate ecosystem.
Karthic
Director, Growth & Performance Marketing
A marketing leader with 17 years of experience, including key roles at Google and Grab. Karthic brings deep expertise in brand growth, digital performance, and strategic market expansion across Southeast Asia. Based between Singapore and Bali.
The Neighbourhood
Canggu's best, all around you.
Strategically placed between Canggu, Pererenan and Seseh, with beaches, beach clubs and lifestyle landmarks minutes from your door, in every direction.
- Pererenan Beach 5 min
- Canggu / Batu Bolong 7 min
- Seseh Beach & Nuanu Creative City 10 min
- Ngurah Rai International Airport 40 min
Hear it from our first buyer, Steven and Mary.
From first-time buyers entering Bali to seasoned investors expanding their portfolios. Hear directly from the families living and earning at Lumara Villas.
Follow the Journey
Start the Conversation
Let's talk.
Book a no-pressure consultation or download the full investment memo: the audited statement, the model, the floorplans and the legal structure, in one PDF. We reply within one business day.
- +62 831 4082 4704
- info@lumaravillas.com
- Padonan, Kec. Mengwi, Bali, Indonesia