Luma Biohacking Resort
Massage rooms
Massage
rooms
Equipped with modern professional furniture, shaped to the anatomy of the body for maximum recovery and relaxation.
@sunny.developmentsunnydg.com
BaliUluwatu
Own a unit in a finished Bali resort
From$38,750down · 12 months · 0% interest
Handover September 2026. Rental starts the same month.
- Projected return on investment
- Up to 10%
- Payback period
- ~10 yrs
From $38,750 down24 units left3 floors · 2 blocks1250 m² wellness building
Projected figures based on our operating buildings, not a forecast or a guarantee for any unit. Property values and rental income can go down as well as up.
Gallery of the complex
The perfect place to relax and achieve harmony between mind and body.
1250 m² · 3 floors
Hotel infrastructure
A separate building for recovery — and the reason a unit here can charge more per night than a villa down the road with a pool. Owners get up to 50% off everything in it.
Massage
Luma Biohacking Resort
Thermal complex
Thermal
complex
The pool and thermal area are designed to become a local landmark in their own right.
@sunny.developmentsunnydg.com
Luma Biohacking Resort
Dark retreat rooms
3 rooms
dark retreat
A quiet space in absolute darkness. Walls, floor and ceiling are lined with sound-absorbing material for total silence — the only rooms of their kind on the island.
@sunny.developmentsunnydg.com
Luma Biohacking Resort
Thermal complex
2 fountains with ice
and mineral water
The spa area offers an ice bath alongside a thermal mineral water bath.
@sunny.developmentsunnydg.com
Luma Biohacking Resort
Spa complex
Yoga
and soundhealing
Two practice rooms, so yoga and soundhealing can run in parallel, with hammock points planned for anti-gravity yoga.
@sunny.developmentsunnydg.com
Luma Biohacking Resort
Spa complex
Spacious
pool
Stylish surfaces, minimal decor and considered lighting.
@sunny.developmentsunnydg.com
Luma Biohacking Resort
Fitness club
Branded
TOPGYM floor
Built as a professional fitness club with the full range of equipment — not a hotel treadmill room.
@sunny.developmentsunnydg.com
Luma Biohacking Resort
Biohacking kitchen
Bali's only
biohacking restaurant
A menu of healthy dishes built around superfoods, open to the public as well as to residents.
@sunny.developmentsunnydg.com
Luma Biohacking Resort
Open air fire
Outdoor
bonfire area
A place to sit with the view and feel connected to yourself and to the landscape.
@sunny.developmentsunnydg.com
Bali in 2026
The rules changed. Most buyers haven't caught up.
Indonesia spent two years tightening what foreigners can own and rent out. It is the biggest risk in this market right now — and the reason a licensed building beats a villa.
01
Villas are being delisted
Since 31 March 2026 every Airbnb and Booking.com listing in Indonesia needs a verified business number and valid building permits. Properties without them come off the platforms.
02
And some are being demolished
48 structures were cleared at Bingin Beach in July 2025 for building outside permitted zones — a ten-minute walk from here.
03
Nominee ownership is being prosecuted
Holding a villa in a local person's name is unenforceable and now actively pursued. Foreigners operating without permits face fines, deportation and a blacklist.
Where Luma stands
PBG building permit
Issued and in force — the document the platforms check.
Commercial tourism zoning
Not agricultural land, not a grey zone.
The operator holds the licence
Rental runs under our management company's business number. You file nothing.
Notarised leasehold in your name
A registered right, not a side agreement with a stranger.
The terms
A quarter down, the rest over 12 months at 0%
Three unit types are left. Every one is on the same plan, and every price below is the full price — there is nothing added at the notary beyond the standard transaction costs, which we itemise for you before you sign.
Studio · Block C
28–34 m² · studio
Pay now
$38,750
then 12 × $9,688
$155,000 total
- Lounge terrace
- Fully furnished
- Lowest entry in the project
Premium · Block B
51–59 m² · 1 bedroom
Pay now
$50,000
then 12 × $12,500
$200,000 total
- Terrace with jacuzzi
- Separate kitchen
- One bedroom
1 left
Ocean View · Block B · unit 19
55 m² · 1 bedroom · Third floor
Pay now
$55,000
then 12 × $13,750
$220,000 total
- Ocean view
- Private terrace
- Last one in the project
Installments on a finished building are rare
Payment plans normally exist to fund construction. Once a building is up, developers want the full amount. This one is complete and still on a plan.
No bank, no credit check, no interest
You pay the developer directly across twelve equal months. No lending application, no proof of income, no arrangement fee.
The unit earns while you're still paying
Rental starts at handover in September 2026, part-way through your schedule — so income can cover a share of the remaining payments.
Included in every unit: full furnishing, access to the wellness building, professional management and entry into the rental programme, the notarised leasehold and the PBG permit.
The evidence
That 10% is a projection. Here's what we actually pay.
Any developer can print a return on a brochure. Sunny Samudra is our building in the same part of Uluwatu, already operating — and its owners are paid every month, net of running costs and the management fee. Those statements, and the bank confirmations behind them, go to you before you commit to anything. Check our projection against them yourself.
- Paid to owners monthly
- $200,000+
- Average occupancy
- 85%
- Completed
- 8
- Guest rating
- 4.95/5
Our buildings vs. the Uluwatu average
| Metric | Sunny | Uluwatu avg. |
|---|---|---|
| Average occupancy | 85% | 50.6% |
| Enquiry-to-booking rate | 2.4% | under 0.9% |
| Guest rating | 4.95/5 · 9.2/10 | — |
Uluwatu figures are third-party short-let market data for 2026: $31,160 average annual revenue at 50.6% occupancy and an average nightly rate of $267. Past performance of our other buildings is not a promise about yours.
“We don't promise a guaranteed return. We show you what we actually pay our owners.”
Real statements, net of expenses and the management fee — money that has already left our account and arrived in theirs. Ask, and you get them before you commit to anything.
Filmed on site, 7 August 2026
See it for yourself
This is the site two weeks ago. Nothing staged.
Structure, roof and facade are finished, the landscaping is in, and the units are being fitted out. The pool and the wellness building are in their final stages.
We are showing you the scaffolding because you would find it anyway. What matters is what it means for your money: you are not funding a hole in the ground. The two-year wait and the risk of a development that never finishes — the thing that goes wrong most often in Bali — is already behind this project.
- Structure & facade
- Complete
- Fit-out & amenities
- Final stages
- Handover
- September 2026
- Rental programme
- Starts at handover
Want a live walkthrough instead? We'll video-call you from the building.
What you actually own
No nominee. No side agreement. No hoping.
The way most foreigners lose money in Bali is by buying freehold through a local person's name. That structure is unenforceable, and it is now being prosecuted. This is not that.
- 01
A leasehold, in your own name
Indonesian law reserves freehold for Indonesian citizens — that applies to every foreign buyer on the island, not just to us. What you get is a registered long-term lease held in your name, with a contractual right to extend.
- 02
Signed in front of a notary
The contract is executed by an Indonesian notary who verifies the title, the permits and the seller. Nothing is held on your behalf by anyone else.
- 03
With a commercial rental clause
The lease explicitly permits commercial letting. Without that clause a rental operation has no legal basis, however good the rest of the paperwork looks.
- 04
You can do it without flying out
The whole purchase can be completed remotely by power of attorney. Most of our buyers still come and see it, and we would rather you did.
Uluwatu, Bukit peninsula
The part of Bali you already fly to
Surf, cliffs and the best beaches on the island, on the peninsula that consistently outperforms the Bali average on both occupancy and nightly rate. Location is the single biggest driver of what a unit earns here.
- Padang Padang & Bingin beaches
- Walking distance
- Ngurah Rai International Airport
- 15 km
- Shopping centre
- 7 km
- Uluwatu clifftop viewpoints
- 10 min
It's still yours
30 nights a year in your own unit
Book them whenever you like — there are no blackout dates in high season. Owners get up to 50% off the restaurant, the gym, the spa and the longevity programmes while they are here.
If you want to stay longer, you can. Some owners take a full year in the unit and simply pause the rental programme for that period.
Who you'd be buying from
Sunny Holding
You have almost certainly never heard of us, and that is a fair thing to hold against a developer asking for six figures. So here is the record instead.
- years building
- 13years building
- completed developments
- 8completed developments
- average occupancy
- 85%average occupancy
- Booking.com rating
- 9.2Booking.com rating
Our own management company
Rental is run in-house through S-Class Property Management and Betterplace, not handed to a third party who has never seen the building.
Official Marriott partner
We operate to their standards on the projects where we work with them, and we train staff through our own school.
Asia Pacific Property Awards 2024–2025
Plus a Kohler design award in 2023. Judged work, not self-declared.
Built across six countries
Ukraine, Moldova, Georgia, Romania, Indonesia and Thailand — with Bali and Phuket the current focus.
How it works
You can do all of this from your kitchen table
Every step is designed to work across nine timezones. Someone who speaks fluent English replies within an hour — not the next business day in Bali.
01
You pick a unit
Sixty seconds of questions and we send the plans, the availability and the payout statements from our operating building.
02
You see it — in person or on a call
Come to Uluwatu, or we walk you through the building on a live video call, room by room, whenever suits your timezone.
03
Due diligence, in your hands
The lease draft, the PBG permit, the zoning and the management agreement all go to you — and to your own lawyer, if you want one.
04
Reserve with the deposit
A quarter of the price holds the unit. You can sign remotely by power of attorney or in person at the notary.
05
Twelve months, then handover
Equal monthly payments direct to the developer. The unit enters the rental programme at handover.
Questions
The things people actually ask
Can a foreigner actually own property in Bali?
Not freehold — Indonesian law reserves that for Indonesian citizens, and that applies to every foreign buyer on the island. What you can hold is a long-term leasehold registered in your own name, signed in front of an Indonesian notary, with a contractual right to extend. That is what you would be buying here. What you should never do is buy freehold through a local person's name: that structure is unenforceable and is now being actively prosecuted.
What happens when the lease ends?
Your contract carries a priority right to extend, exercised well before expiry. Ask us for the exact term in years and the extension terms in writing before you commit — we will send both, and you should not accept 'long-term' as an answer from anyone, including us.
Aren't villas being demolished and delisted in Bali right now?
Some are. Since 31 March 2026 every Airbnb and Booking.com listing needs a verified business number and valid building permits, and properties without them are coming off the platforms. 48 structures were cleared at Bingin Beach in July 2025. Luma holds a PBG permit, sits in commercial tourism zoning, and is let through our own licensed management company under its business number — so the compliance sits with the operator, not with you.
What return will I get?
We don't publish one, and we would be suspicious of anyone who does. Instead we send you the actual monthly payout statements from Sunny Samudra, our building in the same part of Uluwatu that is already operating, net of running costs and the management fee, with bank confirmations. You can then do your own arithmetic. Past performance of our other buildings is not a promise about yours, and property values can go down as well as up.
Is the building finished?
Structure, roof, facade and landscaping are complete and the units are being fitted out; the pool and wellness building are in their final stages. We publish dated site footage on this page so you can see exactly where it is rather than take our word for it. Handover is September 2026.
How does the payment plan work?
You pay from $38,750 to reserve, then 12 equal monthly payments direct to the developer. No interest, no bank, no credit check and no proof of income. Handover falls part-way through the schedule, so rental income can cover a share of the remaining payments.
Who manages the rental, and what does it cost?
Our own management company handles listing, pricing, guests, cleaning, maintenance and compliance. Ask us for the management agreement — it sets out the fee, what is deducted before you are paid and the minimum term. We send it before you reserve, not after.
Can I use the unit myself?
Up to 30 nights a year, with no blackout dates in high season, and up to 50% off the restaurant, gym, spa and longevity programmes while you are there. Owners who want to stay longer can pause the rental programme and take up to a year.
Can I buy without flying to Bali?
Yes — the whole purchase can be completed remotely by power of attorney, and plenty of our buyers do it that way. We would still rather you saw it, so we will walk you through the building on a live video call at whatever hour works where you are.
What are the transaction costs on top of the price?
Budget for notary fees and Indonesian transfer duty in addition to the purchase price. We itemise the full figure for your specific unit before you reserve, so there is nothing to discover at signing.
Before you go any further
This is an overseas property purchase, not a regulated investment product. It is not covered by any UK, EU or Australian investor compensation scheme, and no financial advice is being given here.
Property values and rental income can go down as well as up. Figures shown on this page describe the past performance of our other operating buildings and third-party market data for Uluwatu; neither is a forecast or a promise about any particular unit. We do not offer a guaranteed return.
Rental income depends on occupancy, exchange rates, Indonesian regulation and running costs, all of which change. Currency movement between your home currency and the US dollar will affect both what you pay and what you receive. Indonesian tax, notary fees and transfer duty apply on top of the purchase price and are itemised for you before you reserve.
Take independent legal and tax advice in Indonesia and in your own country before committing. We will send the lease draft, the permits and the management agreement to your lawyer on request.
Sixty seconds, and you'll know which unit is yours
Six questions, no callback loop. You see the unit, the deposit and the payment schedule on the next screen — then we send the payout statements from the building we already run.
From $38,750 down · 24 units left · reply within an hour
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