Architect
German Campagna
Designs the project and directs construction at every stage.
Kainalu Resort · Kuta, Lombok
Own a boutique villa in Kuta Lombok
A boutique hospitality development designed for private use and managed rental operations. Six units, construction underway.
- From €60,000Starting investment
- Under construction~50% · stage 2
- Q3 2027Estimated delivery
- 1 of 6Units available
Investment snapshot
€60k
Starting investment · 1 bed
1 of 6
Units available
13–19%
Estimated annual net ROI
80–85%
Estimated occupancy
5–7 yrs
Estimated payback
35 yrs
30 + 5-year extension
Estimates, not guarantees. Reference management fee: 20% of gross revenue. See how it's calculated →
The product
More than an investment.
A one-bedroom unit designed for short and long stays, one you can enjoy yourself too. Six units under construction today, with the option to expand to nine.
- ±42 sqm units with private garden and independent entrance
- Own kitchenette and terrace
- Shared pool and resort bar
- Ideal setup for remote work and long stays
- Durable materials and low-maintenance design
- Personal use of the villa for the investor
What exactly do you get?
Clarity before promises
What you receive as an investor, and what you don't, explained without fine print.
What you receive
- A contractual usage right over your unit, through a PT PMA structure designed for foreign investment.
- 30 years, plus a 5-year extension (35 in total).
- Managed rental operation by the local team: marketing, bookings, cleaning and maintenance.
- Monthly reports on income and expenses.
- Personal use of the villa, coordinated with the rental operation.
- Option to transfer the right later, subject to local market demand.
What's not included
- Direct ownership of the land. What is documented is the usage right over the unit.
- Guaranteed returns. ROI, occupancy and payback are estimates.
- Legal or financial advice. We recommend validating with independent professionals.
Location
Kuta, Central Lombok
Kainalu Resort is in Kuta, on Lombok's south coast, close to the Mandalika Special Economic Zone.
See exact location on Google Maps →Why Lombok
A destination with international visibility
Kuta Lombok combines beaches, surf tourism and growing long-stay demand from digital nomads, on an island that is still less developed than neighbouring Bali.
Mandalika
The Mandalika Special Economic Zone and its circuit, host of MotoGP, add international visibility to Kuta.
Accessible entry ticket
From €60,000 per one-bedroom unit, with local management included.
Real construction, not just renders
Construction underway with estimated delivery in Q3 2027.
Master plan
How the resort is organised
Official site plan: six units with private gardens, connected by internal paths to the shared areas.
- Units: accommodation volumes with private garden and independent entrance.
- Shared pool with deck.
- Reception and resort operations area.
- Access and motorbike parking.
- Internal paths linking units and shared areas.
Inside the villa
The typical unit
- Bedroom with en-suite bathroom and closets.
- Kitchenette integrated with the terrace.
- Terrace opening onto the garden.
- Private garden with independent entrance.
- Finishes in durable, low-maintenance materials.
Technical specifications
- Area≈ 42 sqm
- Total width≈ 4.70 m
- Total depth≈ 10.00 m
- Bathroom & closets≈ 1.35 m
- Bedroom≈ 2.95 m
- Terrace & kitchenette≈ 1.80 m
- Private garden≈ 3.30 m
Approximate measurements from the plan; they may vary slightly during construction.
Construction underway
This isn’t a render: it’s the site today
Real, dated progress photos. We'd rather show you the process as it is.
Current stage: 2. Block structure
Communicated progress: ~50%
Next milestone: Stage 3: roofing and installations (starts 15 Oct 2026)
Estimated delivery: Q3 2027
Financial model
How the return is built
Indicative reference based on Tito's Development ranges. Actual results depend on occupancy, seasonality, and operating costs.
| Unit type | Investment | Est. occupancy | Management | Est. net ROI | Est. payback |
|---|---|---|---|---|---|
| 1 bedroom (±42 sqm) | €60,000 | 80–85% | 20% of gross | 13–19% annually | 5–7 years |
The investment is made in euros (EUR). All figures are estimates subject to market conditions and do not constitute financial advice.
Model your scenario
Enter your own assumptions. We don't publish an official nightly rate or operating costs: without those inputs the calculator won't show a result.
Leave 365 if you don't stay there. These are not booked nights — subtract only the nights you use.
On gross revenue. Final definition per contract.
Utilities, taxes, insurance, replacements. No verified figure published.
Simulation · not a guarantee
Estimated booked nights
Annual gross revenue
Management fee
Operating costs
Annual net income
Estimated net ROI
Estimated payback
Booked nights = available nights × occupancy
Gross revenue = rate × booked nights
Net income = gross − fee − operating costs
Net ROI = net income ÷ investment × 100
Management
You invest. We operate.
The resort is professionally operated so you don't need to be on site.
Before the stay
Unit marketing and booking management.
During the stay
Day-to-day operations handled by the local team in Kuta.
After the stay
Cleaning, maintenance and a monthly income and expense report.
Reference management fee: 20% of gross revenue, covering marketing, bookings, cleaning and maintenance. The contractual definition is shared in the investor pack.
Legal framework
The usage right, explained
What you receive
A contractually protected usage right over your unit.
What you don't receive
Ownership of the land. The investment does not represent direct title to the land.
Structure
PT PMA, a company structure designed for foreign investment in Indonesia, with a local legal team.
Duration and transfer
30 years, plus a 5-year extension (35 in total). Transferable later, subject to market demand. Extension costs and process as set out in the contractual documentation.
This information is indicative and does not constitute legal advice. We recommend an independent legal review of the documentation before investing.
How it works
From choosing to rental income
01
Choose
Review the investor pack and the available unit with the commercial team.
02
Reserve
Reserve with an initial deposit, subject to availability, and sign the agreement with the local legal team.
03
Build
Follow construction progress through to the estimated delivery in Q3 2027.
04
Operate
Unit handover and start of marketing, bookings, and monthly reporting.
Transparency
What to consider before investing
Every overseas real estate investment has variables that deserve independent professional advice.
Rental demand
Income depends on tourism and long-stay demand, which can vary by season or macro conditions.
Construction
Construction timelines may extend due to logistics, weather, or local permits.
Operating costs
Utilities, taxes, insurance and replacements reduce net income. Ask for the breakdown before projecting returns.
Currency
The investment and income may be in different currencies, creating FX exposure.
Legal structure
The usage right for foreigners is structured via PT PMA; it is worth validating with local legal counsel.
Liquidity
This is a less liquid asset: transferring the usage right may take time.
Concentration
This is a boutique development of six units (expandable to nine); consider its weight in your portfolio.
Who's behind it
A Tito's Development team
Three complementary profiles, with roots in Kuta, Lombok. The same team develops Kainalu and Are Guling.
Commercial Manager
Simon Bernacchia
Guides the investor from the first consultation through to reservation.
Legal & Administration Lead
Gabriel Brevi
Manages the project's legal side: structure, contracts, and documentation.
FAQ
What every investor asks
What exactly do I receive?
A contractually protected usage right over your unit, through a PT PMA structure designed for foreign investment, for 30 years plus a 5-year extension (35 in total). It is not a purchase of the land itself.
How does the legal structure work?
Foreign investment is structured through a PT PMA, a company structure designed for foreign investment in Indonesia. The usage right over the unit is documented by contract. We recommend validating the structure with independent local legal counsel before deciding.
How are rental returns calculated?
Available nights are the inventory (365 minus personal use). Occupancy is the percentage of those nights that get booked: you don't need to know the exact number of rented nights. Gross revenue = nightly rate × available nights × occupancy. The 20% reference management fee (marketing, bookings, cleaning and maintenance) and operating costs are then deducted. Net ROI = annual net income ÷ initial investment × 100. Income is reported monthly. All published figures are estimates, not guarantees.
Who manages the property?
Tito's Development's local team handles day-to-day operations. You don't need to be in Lombok: you receive periodic performance reports.
Can I use the villa personally?
Yes. The investor can use their unit. We do not publish a night cap; the calendar is coordinated with the rental operation.
What are the exit and transfer conditions?
The usage right can be transferred later, subject to local market demand at that time. We recommend assessing your investment horizon with independent advice before moving forward.
What currency is the investment made in?
The investment is made in euros (EUR). Terms and the payment schedule are shared in the private documentation as you move forward.
What documentation can I request before deciding?
The investor pack: financial data, legal and contractual framework, floor plans and current availability (1 of 6 units).
1 of 6 units available
Interested in Kainalu?
Request the investor pack and the team will share it with you personally. It includes:
- Financial data
- Legal and contractual framework
- Floor plans
- Current availability
Prefer to talk directly?
Chat on WhatsAppAll figures are estimates subject to market conditions. This content does not constitute financial or investment advice.