TŌMEI
Ubud

The 10% annual return is a contractual clause inside your 25-year leasehold agreement. The developer/operator pays it from hotel operating income; if hotel revenue falls short of the threshold, the developer covers the gap from corporate reserves. We can share the lease draft, the operator's audited accounts, and the Indonesian notary opinion under NDA.

The lease includes a contractual extension option — typically negotiated 18 months before expiry at fair-market terms. Owners also have a right of first refusal if the developer chooses to sell the underlying freehold. Over 25 years at 10% you've already returned 250% of principal in cash flow alone, so the extension is upside, not a requirement.

Yes. The lease is freely transferable subject to operator approval (a 30-day notice and standard KYC on the buyer). Many investors plan to exit in years 5–8 after the hotel stabilises at premium ADR, when leasehold resale values are highest. InmoBali offers a brokerage service when you're ready to sell.

No. Foreign nationals can hold a leasehold interest in Bali through a notary-witnessed lease deed — no PT PMA company, no KITAS, no visa required. The entire process can be completed remotely: KYC and lease signing by power of attorney, funds transferred to an escrow account, lease registered with the local land office on your behalf.

Rental income from leased Indonesian property is subject to a 20% final withholding tax for non-residents — withheld at source by the operator, so you receive net payouts. Many investors offset this through their home-country tax treaty with Indonesia (UK, Singapore, Australia, most EU countries have treaties). Our tax partners can walk you through your specific case.

Quarterly bank transfers in EUR, USD or IDR (your choice) starting 90 days after handover (Q1 2027). Profit-share above the 10% guarantee is calculated annually and paid each February for the prior calendar year. Statements show occupancy, revenue, costs and your share — full transparency.

The 10% annual return starts accruing from your committed handover date — not from the day the doors open. If delivery slips, the developer pays the pro-rata interim return from their own balance sheet until the operator takes over. Your downside is contractually time-bounded.

InmoBali is the introducing partner — we vet the deal, walk investors through diligence, manage the international communications, and earn a one-time 5% commission from the developer (not from you). We are not the operator and do not hold your funds. All payments go directly between you and the Tōmei legal entity through regulated escrow.