Lifestyle Plus
Own Your Slice of Paradise
The Lifestyle Plus Plan is a premium, turn-key service designed to make villa ownership effortless and affordable. Backed by our deep expertise and over 20 years of experience, this package allows you to sit back, relax, and let your investment work for you, from company setup and land acquisition to development and earning a passive rental income.
Dream to Reality
With villa prices across the three Gilis rising rapidly, purchasing or leasing land and building from scratch can be a smarter investment, often costing a fraction of the price of existing villas. However, navigating this process without the right expertise can be daunting. That’s where we come in.
We specialise in the development and management of luxury villas, as well as a range of business services such as company set ups and legal consulting. This provides foreign and local investors with a safe, secure and simplified platform to realize their dream of acquiring property on the Gili islands, Lombok and Bali.
Why Lifestyle Plus?
Palm View Properties specializes in developing sustainable villas on prime, well-located land, acting as both developer and guide to deliver a seamless, turn-key experience. The Lifestyle Plus Plan streamlines the entire process, from legal structuring and administrative requirements to villa development, at a total agreed contract amount based on the scale of your investment. Upon completion, your villa will be fully prepared to welcome guests, and you also have the option to appoint Palm View Properties as your property management company, ensuring a smooth and profitable investment experience.
Lifestyle Plus Service Offering
Our premium investment solution includes the following:
Company Setup
We will handle the setup of your Indonesian registered company (PT. PMA), the cost of which will be included in the total agreed contract amount.
Foreigners cannot purchase property outright and freehold in Indonesia. Foreigners must set up an Indonesian registered business vehicle, commonly known as a PT. PMA to generate rental income off an Investment Property. The PMA company which is under control of the foreigner then either holds the land certificate under Building Rights Title (Hak Guna Bangunan) or the PMA can lease the land/property for an agreed period in which they may legally benefit from the income from the property or land.
Investor Visa (KITAS)
When setting up an Indonesian company, there must be a minimum of two shareholders, a director, and a commissioner. The director must be an Indonesian resident, which is why obtaining an Investor KITAS is necessary.
The Investor KITAS is a 2-year multiple entry temporary residence permit which allows the director to actively run the company and oversee the day-to-day operations. It also provides the Director with an Indonesian Income Taxpayer Number, commonly known as an NPWP. This means the Director may now legally generate and benefit from the income of the business and draw dividends should the company be profitable. Tax on Dividends are 10% in the case of a shareholder with an NPWP and 20% if the shareholder does not hold an NPWP. The Commissioner may also obtain the Investor KITAS, providing they hold at least 20% of the company total shares.
Land Sourcing & Acquisition
We will assist in sourcing the ideal plot of land, ensuring it perfectly accommodates your villa and meets as many of your requirements as possible, all while staying within the agreed total contract budget.
Palm View Properties holds an extensive property portfolio of over 150 property listings across the three Gili Islands, Lombok and Bali, all of which undergo a full and complete due diligence check to ensure that you can purchase with complete peace of mind.
It’s important to remember that land is a finite resource, and our islands have a limited number of available plots. Therefore, some flexibility is essential to securing a plot. Not every plot will meet every specification perfectly, but we are here to guide you toward the one that best suits your needs.
Transactional Taxes & Fees
There are mainly two types of taxes due when a PMA purchases land or property.
First is the seller tax set at 2,5% of the total transaction value and secondly is a buyer tax of 5% from the total sales value. In the event of a lease, there is a lease tax of 10% of the total lease amount.
When a PMA purchases a property/land under HGB title, the certificate must be downgraded from Freehold (Hak Milik) to Building Rights Title (Hak Guna Bangunan), there is a fee for this process commonly known as “transfer costs” as it means the land certificate is now transferred to and held by the PMA company and as such the property/land officially belongs to and is an asset of the PMA company which is controlled by its Board of Directors and Commissioners.
The exact transfer costs can only be determined upon the processing stage as it is determined by several factors such as size, location and zoning.
In terms of additional fees, there is a Notary Fee of 1% – 1,5% of the total transaction value, this varies from Notary to Notary and is usually slightly negotiable. The Lifestyle Plus Plan excludes 5% buyer tax, 2,5% seller tax, 10% lease tax and 2,5% building tax.
Architectural Design & Plans
As part of the Lifestyle Plus Plan, we collaborate with a team of professional architects, ensuring that all design and planning costs are included in your investment.
Working with a highly reputable and experienced architectural firm is essential, as navigating Indonesia’s building regulations can quickly become complex, leading to unnecessary stress, delays, and additional costs. To streamline the process, we have an exclusive partnership with Ade Bali Architects, a renowned Balinese firm with a proven track record. Having successfully worked together for nearly three years across multiple developments, we trust their expertise to deliver high-quality designs tailored to both aesthetics and functionality.
Your architect will create a comprehensive development drawing, which includes the necessary plans and documentation required to apply for the IMB (Building Permit). This permit is essential, as construction cannot proceed without it. By ensuring every step is professionally handled, we provide you with a smooth and efficient path from vision to reality, eliminating obstacles and ensuring your villa is built to the highest standards.
Building Permit (PBG)
In Indonesia, obtaining a valid building permit (IMB) is a legal requirement before any construction can begin. This applies to any structure with a foundation and roof. To ensure compliance and avoid delays, we take care of all the necessary steps prior to breaking ground.
Firstly, a soil test and geotechnical analysis will be conducted on the land to assess its suitability for construction. Alongside this, we’ll prepare a development drawing – the essential set of plans outlining the planned structure. Once both the architectural plans and soil analysis are complete, we will submit them to the relevant governmental authority for approval.
Only once the IMB application is underway can we begin the construction process. This thorough, methodical approach ensures that all legal requirements are met, and your build can proceed smoothly and without unnecessary setbacks.
Villa Development
Investing in a private villa shouldn’t come with an inflated price tag. With no financing options available for foreign investors in Indonesia, purchasing an existing villa, often priced between $250K and $550K USD, can delay your return on investment. However, building from the ground up can cost a fraction of that, even with developer fees, allowing you to break even sooner and start profiting earlier than those buying on the open market.
That said, building in Indonesia comes with its challenges. From navigating regulations to sourcing reliable contractors, the process can quickly become overwhelming without the right expertise. That’s where we come in.
Palm View Properties acts as both developer and project manager, ensuring a smooth, efficient, and high-quality build. With an impressive 90% occupancy rate during peak months and rental rates of $400 USD per night, the results speak for themselves.
By leveraging our deep understanding of the islands and strong local partnerships, we develop sustainable villas on premium land, ensuring your property is not only built to the highest standards but also positioned for success. From concept to key handover, we manage every aspect of the process, so your villa is ready to welcome guests from day one.
Turn your villa dream into a hassle-free reality.
The Development Journey
We will bring your dream villa to life across 5 key phases, ensuring a smooth, efficient build from start to finish:
Phase 1: Land preparation and breaking ground
Phase 2: Walls and frameworks
Phase 3: Roofing
Phase 4: Flooring
Phase 5: Finishing touches
The entire development process, from signing the agreement to key handover, will take no more than 7 months, with an additional 30 days allocated to account for any unforeseen delays (building on an island comes with unique challenges, many of which are beyond our control). Rest assured, we take every precaution to ensure the correct tools, measurements, and planning are in place to mitigate any risks and ensure the timely delivery of your villa.
Payment Schedule
We offer flexible and fair payment schedules, ensuring that the development progresses in line with the agreed timelines. The total contract budget will be paid in 3 stages:
First Payment: Due upon signing the service and development agreement, this payment equals 1/3 of the total contract amount and must cover the land acquisition.
Second Payment: Due one week prior to the first day of breaking ground, this payment also equals 1/3 of the total contract amount.
Final Payment: The remaining 1/3 is due upon the completion of Phase 3 out of the 5 phases.
Property Management Service
A property’s success depends entirely on the quality of its management and upkeep.
Franklin D. Roosevelt said, “Real Estate cannot be lost or stolen, nor can it be carried away. Purchased with common sense, paid for in full, and MANAGED with reasonable care, it is the safest investment in the world.” Every guest expects a villa that feels brand new, and the only way to achieve this is with a dedicated team of professionals handling every detail with care and precision.
With an extensive portfolio of luxury villas under our management across the three Gili Islands, our expertise and hands-on experience are key to ensuring both customer and owner satisfaction. Each property benefits from a dedicated property manager, overseeing cleanliness, maintenance, and a seamless guest experience. We also provide a concierge service, ensuring your guests enjoy the highest level of comfort and exclusivity.
Once your property is complete, you have the option to appoint Palm View Properties as your property management company for an additional fee, allowing you to maximise your investment while we handle the day-to-day operations. With our professional team ensuring your villa remains pristine and profitable, you can enjoy peace of mind knowing your property is in expert hands.