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INVEST IN YOUR ULTIMATE

 WELLNESS RESIDENCE

Seseh, Bali
Seseh, Bali
From $125,000
12% ROI

A SANCTUARY OF CALM IN THE

  GREEN VILLAGE OF SESEH, BALI

A one-of-a-kind development by a renowned London developer,Aalaya Resort and Residences offers over 100 studios, one-, two-, and three-bedroom residences to invest in, live in, or both.

Set on 55 are, with wellness amenities, pool, restaurant, kids’ play areas, and pool bar—perfect for short or long stays. Just 5 mins’ walk to Seseh Beach, 15 mins to Canggu, surrounded by picturesque rice fields.

400 METERS

TO THE BEACH

5 MINUTES

TO PERERENAN

15 MINUTES

TO CCANGGU

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THE ULTIMATE

  FEATURES & AMENITIES

From co-working to relaxation lounges, kids’ spaces to spa rituals. A residence with hotel like service and amenities designed to meet your rhythm, morning to night

WELLNESS
AREAS

Coworking
Lounges

Kids Club

RESTAURANT
& BAR

ORGANIC GROCERY
STORE

WELLNESS
AREAS

Coworking
Lounges

Kids Club

RESTAURANT
& BAR

ORGANIC GROCERY
STORE

From co-working to relaxation lounges, kids’ spaces to spa rituals. A residence with hotel like service and amenities designed to meet your rhythm, morning to night

THE ULTIMATE

  FEATURES & AMENITIES

DISCOVER AMENITIES

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YOUR

  PRIVATE SANCTUARY

YOUR

  PRIVATE SANCTUARY

Each residence is crafted for relaxation and effortless living. Garden Residences feature private pools and lush gardens for those who value space and privacy. Penthouse Residences offer expansive views of rice fields, Mount Batur, and the sea—perfect for those seeking light, beauty, and a sense of escape.

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RESIDENCE TYPOLOGIES

Picture1

STUDIO

SIZE INTERNAL:
TERRACE units:
ENSUITE:
KITCHEN:
34-37 sqm
10 sqm BALCONY
IN ALL UNITS
IN ALL UNITS

Spacious studios with built-in storage, kitchenette, en-suite bathroom, and covered balcony for seamless indoor- outdoor living. Choose from upper-floor units, including penthouses with sweeping views.

1 BEDROOM RESIDENCE

SIZE INTERNAL:
TERRACE units:
GARDEN with POOL UNITS:
ENSUITE:
KITCHEN:
75–84 sqm
22 sqm BALCONY
53 sqm GARDEN
IN ALL UNITS
IN ALL UNITS

One-bedroom residences with kitchens, en-suites, built-in wardrobes, refined finishes, and elegant bathrooms. Choice of private garden with pool or spacious balcony; penthouses offer elevated views and generous outdoor space.

2 BEDROOM RESIDENCE

SIZE INTERNAL:
TERRACE units:
GARDEN with POOL UNITS:
ENSUITE:
KITCHEN:
75–84 sqm
22 sqm BALCONY
60 sqm GARDEN
IN ALL UNITS
IN ALL UNITS

Two-bedroom residences with kitchens, en-suites, built-in wardrobes, refined finishes, and elegant bathrooms. Choose private garden with pool or balcony; penthouses offer sweeping views and generous outdoor space

3 BEDROOM RESIDENCE

SIZE INTERNAL:
TERRACE UNITS:
GARDEN with POOL:
ENSUITE:
KITCHEN:
125–132 sqm
22 SQM 
118-122 SQM
IN ALL BEDROOMS
IN ALL UNITS

Choose from three-bedroom garden residences with large pools or penthouses with dual-aspect terraces and sweeping views. All feature kitchens, en-suites, generous wardrobes, quality finishes, and beautifully appointed bathrooms.

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BROUGHT TO LIFE BY AN AWARD-WINNING

  LONDON DEVELOPMENT GROUP

Pioneers of wellness-led living and working across hospitality and residential sectors, with award- winning expertise in design, delivery, and construction. Creators of Uncommon, one of London’s leading coworking and flexible office brands—backed by institutional investors such as The Carlyle Group and Blackstone—and developers of luxury mansions and residences in London’s most desirable locations.

PREVIOUS PROJECTs GDV

USD $500M

COMMERCIAL $400 million
RESIDENTIAL: $100 million

CURRENT & PREVIOUS INVESTORS

SELECT AWARDS & FEATURES INLUDE:

PREVIOUS PROJECTS

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SELECT AWARDS & FEATURES INLUDE:

PROFFESSIONAL

  GLOBAL OPERATOR

PROFFESSIONAL

  GLOBALOPERATOR

nu:per is a global platform crafting design-led, wellness-focused spaces for short stays and extended living. Blending hospitality standards with long-term operational care, it offers a refined approach to modern property ownership

GLOBAL
FOOTPRINT

EXPERIENCED TEAM

OPERATIONAL EXCELLENCE

ESTABLISHED SALES CHANNELS

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JOIN THE CLUB FOR

  DISCERNING INVESTORS

A one-of-a-kind opportunity blending SOLID financial RETURNS with exceptional lifestyle benefits.

27 YEAR+30

LEASE AGREEMENT +
EXTENSION OPTION

FROM $125,000

PAID IN INSTALLMENTS

12 %

STABILISED ROI

FULL OR FRACTIONAL
OWNERSHIP

LIMITED OPTIONS AVAILABLE

JOIN THE CLUB FOR

  DISCERNING INVESTORS

A one-of-a-kind opportunity blending SOLID financial RETURNS with exceptional lifestyle benefits.

27 YEAR+30

LEASE AGREEMENT +
EXTENSION OPTION

FROM $125,000

PAID IN INSTALLMENTS

12 %

STABILISED ROI

FULL OR FRACTIONAL
OWNERSHIP

LIMITED OPTIONs AVAILABLE

EXCLUSIVE INVESTOR BENEFITS

LIVE - RENT

OR BOTH

Stay as long as you want, and let nu:per manage the rest hassle-free. When let, income and costs are pooled and fairly distributed, ensuring transparency and consistency for investors.

6 WEEKS

OR BOTH

Full ownership includes up to 6 weeks’ personal use annually, free of charge, with stays evenly distributed to protect rental yield. Book easily through nu:per’s digital system while maintaining strong investment performance.

PROFESSIONAL MANAGEMENT

Every residence is fully maintained, rented, and serviced—removing the hassle of upkeep and guest turnover while ensuring consistent returns and clear provisions for repairs and future upgrades.

EXTENSIVE AMENITIES

As an investor, enjoy access to coworking spaces, wellness club, event space, restaurant, kids’ play areas, organic produce store, and more—all designed to enrich your lifestyle and complement the convenience of your residence.

GLOBAL ACCESS

TO HAND-PICKED STAYS AND EXPERIENCES

As an investor gain access to nu:per’s curated global property portfolio with exclusive member-only discounts and benefits—offering preferred rates and perks across carefully curated destinations worldwide

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Aalaya Residences Bali – FAQ

Investment & ROI

Is the ROI guaranteed?

No, ROI is not guaranteed — and we believe it shouldn’t be. In Bali, “guaranteed” returns usually mean the sales price has been inflated to cover that cost upfront. At Aalaya, our 12% ROI target is based on conservative, realistic assumptions. It’s designed to be sustainable and transparent, not inflated for marketing.

The typical payback period is 7–8 years, based on pooled income and expenses across the resort. Because revenue and costs are shared, all owners enjoy equalized returns.

We provide quarterly investor reports, which include financial statements and operating updates. These are shared alongside quarterly income distributions.

Ownership & Legal

Can foreigners own property in Bali?

Yes. Aalaya is sold under PPJB registered leasehold agreements, which are valid for foreigners of any nationality without the need for complicated holding structures.

The initial term is 27 years, reflecting the 30-year land lease minus the construction period. At the end of the term, owners may extend for an additional 30 years. The extension price is calculated based on land value only, using the average of two independent market valuations, applied pro rata across the project. If an owner does not extend, the property reverts to the developer

Yes. All due diligence reports and contracts are already prepared by our legal team. Buyers may also appoint their own advisors, with fees covered by the buyer.

All contracts are governed under Indonesian law, with disputes handled in the courts of Bali.

There are no direct financial incentives, but ownership can support long-term residency and visa opportunities

Usage Rights

How many weeks per year can I use my residence?

Owners receive 6 weeks of complimentary personal use per year, already factored into ROI calculations. More usage is possible, but this reduces rental income.

Is usage flexible? How does the seasonal system work?
Yes. Usage is managed through a seasonal points system to ensure fairness:

  • Peak season (Christmas, New Year, summer holidays): 3 entitlement nights = 1 night stay
  • High season (other busy periods): 2 entitlement nights = 1 night stay
  • Normal season: 1 entitlement night = 1 night stay

This means that if you want to stay during Christmas or summer, your entitlement covers fewer nights, balancing demand across all owners.

Owners can book up to 12 months in advance, and early booking is encouraged to secure preferred dates. Reservations must be finalized at least 30 days before arrival. Last-minute bookings may also be made up to the night before if availability allows.

Rental Income & Management

How is rental income shared?

  • Aalaya uses a pooled revenue system. Total resort revenue is combined, then reduced by:

    • 17.5% for online travel agency fees (Booking, Expedia, Airbnb)
    • 2.5% bank fees

    The remaining net revenue is then split 50/50 between owners and the operator. The operator’s share covers staffing, maintenance, management, building insurance, taxes on rental income, and reserves.

Owners are not expected to cover day-to-day operating expenses. These are managed by the operator through their share of revenues. However, like any business, external factors such as new regulations, utility cost increases, or force majeure events may affect distributions to owners. While additional contributions are not typically required, returns may fluctuate.

The operator covers building insurance and tax on rental income from their share. Any net income distributed to owners is then subject to each owner’s individual tax obligations, depending on their personal tax structures and jurisdictions.

Fractional Ownership

What is fractional ownership at Aalaya?

Fractional ownership lets you purchase a 1/6th share of a residence. Each fractional owner receives:

    • 1/6th of net rental income
    • 1/6th of annual usage rights (applied through the seasonal booking system)

Income follows the same pooled revenue system as whole ownership. Distributions are divided equally among fractional shareholders after operator costs are deducted.

  1. Gross revenue is collected across the resort.
  2. OTA and bank fees are deducted.
  3. Net revenue is split 50/50 between owners and operator.
  4. For fractional units, the owner’s share is then divided equally among the 1/6th shareholders.

Fractional ownership starts at $25,000.

Yes. Shares can be resold, following the same PPJB structure and rental agreement.

Payment & Financing

What are the payment terms?
  • 10% reservation fee
  • 20% at PPJB signing (within 30 days)
  • 30% at structural completion
  • 30% when watertight and fit-out begins
  • 10% on key handover

Paying 100% upfront earns a 10% discount.

Yes. Buyers of 2- and 3-bedroom units may join the Founders Club, which provides a 20% discount for upfront payment.

Payments are made in IDR, with assistance available for foreign exchange.

Yes, crypto payments are accepted.

Facilities & Lifestyle

What amenities are included?
  • Wellness facilities: cold plunge, sauna, jacuzzi, steam
  • Kids club with babysitting services
  • Co-working spaces with meeting rooms and phone booths
  • Fully equipped gym
  • 24/7 staffed reception, valet, and security
  • Backup power generators
  • Internet via Starlink and fixed fibre
  • CCTV, facial recognition, and key card access

Yes. Aalaya incorporates:

    • Rainwater harvesting for irrigation
    • Greywater recycling for toilets
    • Saltwater pools
    • Natural planting and scent-based mosquito prevention
  • Wellness facilities: cold plunge, sauna, jacuzzi, steam
  • Kids club with babysitting services
  • Co-working spaces with meeting rooms and phone booths
  • Fully equipped gym

Costs & Maintenance

Are there maintenance fees?
  • Rental pool owners: none, as costs are covered by operator’s share.
  • Residential owners: quarterly service charges billed in advance.

No, aside from individual tax obligations on distributed income.

Construction & Delivery

When does construction begin?

Construction begins in Q1 2027, with land preparation already underway.

Monthly updates with photos and videos will be shared via WhatsApp and Telegram channels for owners.

Target handover is December 2027. Delays are always possible, but Aalaya is working with one of Indonesia’s most established luxury hotel contractors.

Yes. A sample residence in Block D is planned for late 2026

No. Units are delivered with a consistent design to maintain operational efficiency and brand quality.

Resale & Exit

Can I resell my unit or share?

Yes, resale is permitted at any stage, even during construction. Buyers must sign the same PPJB for the remaining term and join the rental system agreement.

You may resell through any agent or ask Aalaya to list your unit/share for prospective buyers.

RESERVE YOUR RESIDENCE

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+62 813 251 004 77
Schedule a call
info@aalayaresidences.com

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