Saraya Lombok
Villa FAQ
Everything you need to know about villa ownership at Saraya Beach Resort.
Ownership Structure
How foreign ownership works in Indonesia
Foreign individuals are not permitted to directly own freehold land in Indonesia. Instead, ownership is legally structured through a Foreign Investment Company (PT PMA) that holds the villa under a permitted land title, such as Hak Guna Bangunan (HGB – Right to Build). This is a well-established and legally recognised method for foreign buyers to own residential property in Indonesia.
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Saraya Lombok Villa Ownership FAQ
Ownership Structure
How can foreigners legally own property in Indonesia?
Foreign individuals are not permitted to directly own freehold land in Indonesia. Instead, ownership is legally structured through a Foreign Investment Company (PT PMA) that holds the villa under a permitted land title, such as Hak Guna Bangunan (HGB – Right to Build). This is a well-established and legally recognised method for foreign buyers to own residential property in Indonesia.
What is the SPV (Special Purpose Vehicle) ownership model?
Under our structure, each villa is placed into its own dedicated PT PMA, created solely to own that specific villa. This means: one villa = one company, the company owns the land and villa, and you own the company. By owning 100% of the shares in the PT PMA, you effectively own the villa.
Why does Saraya use an SPV model for ownership?
The SPV model is designed to simplify ownership for international buyers while remaining fully compliant with Indonesian law. Rather than buyers needing to establish and manage their own PT PMA, this structure removes administrative complexity, eliminates the need for buyers to handle regulatory compliance during construction, provides a clean single-asset ownership structure, and makes future resale simpler via share transfer. It is a widely used and reputable structure for foreign property ownership in Indonesia.
Do I need to set up my own PT PMA or inject IDR 2.5 billion capital?
No. Under this structure, the PT PMA is established and managed as part of the development process. All regulatory, licensing, and capital requirements are handled during construction. You only acquire the PT PMA after the villa is completed, via a transfer of shares. This removes the need for buyers to set up or fund a company themselves at the outset.
When do I actually become the owner of the villa?
The purchase occurs in two clear stages. During construction, you enter into a Pre-Purchase Agreement, under which you make payments toward the construction of your villa and secure your exclusive right to that specific property. Legal ownership is completed once construction is finished, when the villa is formally transferred into the dedicated PT PMA, 100% of the shares in that PT PMA are transferred to you, and control of the company and its bank account is handed over to you. At that point, you become the sole shareholder of the PT PMA, which legally owns the villa — giving you full ownership and control of the property.
What land title does my villa have?
Each villa is held under Hak Guna Bangunan (HGB), a land title that is legally available to foreign investment companies in Indonesia. HGB provides long-term, renewable rights and is commonly used for residential and resort developments involving foreign ownership structures.
Can I sell or transfer my villa in the future?
Yes. Because ownership is held through a company, resale is typically completed via a share transfer of the PT PMA, rather than a direct land transfer. This structure often makes the resale process simpler and more efficient, particularly for international buyers.
Is this ownership structure legal and widely used?
Yes. The SPV / PT PMA structure is fully recognised under Indonesian law, is commonly used for foreign property ownership, and has been reviewed and implemented with Indonesian legal counsel. It provides a compliant, transparent, and secure pathway for foreign buyers to own property in Indonesia.
Construction & Delivery
Who is responsible for building my villa?
Your villa is developed and delivered by Kinnara Capital Limited, the development arm responsible for Saraya Beach Resort & Residences. Kinnara Capital oversees master planning and construction delivery, contractor selection and supervision, quality control and materials standards, and compliance, staging, and handover. Construction is carried out by experienced local and international construction teams operating under Kinnara Capital’s management and quality systems.
How long does it take to build a villa?
Villa construction timeframes typically range between 6 to 12 months, depending on villa type and size, final design specifications, and construction sequencing and weather conditions. Each buyer receives a construction schedule under the Pre-Purchase Agreement outlining indicative build and handover timing.
When does construction of my villa begin?
Construction commences once the villa is secured under a Pre-Purchase Agreement, the build stage for that villa type is released, and site sequencing and approvals are in place. Villas are delivered in structured stages to ensure quality, efficiency, and coordinated infrastructure delivery across the resort.
When will Saraya Beach Resort officially launch?
The resort launch is planned for post-July 2027, with Q3–Q4 2027 targeted for resort operations rollout, hotel reservations opening, and managed bookings commencement. This phased launch allows all facilities, services, and systems to be fully operational before welcoming guests.
When will Amara Beach Club be completed?
Amara Beach Club is planned as a 12-month construction project. Construction will be aligned with resort infrastructure completion, utilities and beachfront works, and coordinated opening with other resort venues. The goal is to deliver Amara as a fully operational beachfront destination, not a staged or partial opening.
Will all resort facilities open at the same time?
Yes. The development strategy is to complete core resort infrastructure first, deliver hospitality, wellness, and lifestyle venues together, and avoid piecemeal or unfinished openings. This ensures owners and guests experience a fully functioning, high-quality resort environment upon launch.
What construction standards and materials are being used?
Saraya villas are constructed to high-grade specifications, with a focus on durability, comfort, and long-term performance. This includes quality structural systems, premium interior finishes, high-grade fixtures and fittings, and resort-standard building practices. Detailed materials schedules, interior inclusions, and product lists are available and can be requested at any time.
Will I be able to monitor construction progress?
Yes. Saraya is designed with a strong focus on transparency. Owners will be provided with access to live CCTV feeds across the construction site, allowing you to view construction progress remotely, monitor works across the resort, and see real-time site activity. This provides peace of mind and visibility throughout the build process.
What happens at completion and handover?
At completion, the villa is inspected, handover documentation is prepared, ownership is finalised via the PT PMA structure, and the villa enters the resort management framework (if applicable). Owners are guided through a clear, structured handover process.
The Resort Experience
What is Saraya Beach Resort & Residences?
Saraya Beach Resort & Residences is a luxury beachfront resort and residential community located in Lombok’s south-west tourism growth corridor. The resort combines private villa residences with a fully integrated resort environment, offering premium dining, wellness, fitness, entertainment, and beachfront lifestyle facilities within a purpose-built destination.
Where is Saraya Beach Resort located?
Saraya Beach Resort is located in South-West Lombok, within a designated tourism development zone identified for long-term growth and infrastructure investment. Positioned along one of the most beautiful beaches in Lombok, the resort offers direct beachfront access and open ocean views, a central location within Lombok’s future tourism hub, and easy access to surrounding beaches, attractions, and lifestyle destinations.
What facilities are available within the resort?
Saraya Beach Resort is designed as a fully integrated lifestyle destination, with facilities including Amara Beach Club for beachfront dining and social events, The Pavilion restaurant and bar, Breakwater Sports Bar for casual dining and live sports, The Sanctuary Spa for wellness and spa facilities, Resort Gym & Fitness Centre, resort swimming pools, landscaped beachfront gardens with direct beach access, Tour & Experiences Desk, and concierge and guest services.
What is Amara Beach Club?
Amara Beach Club is the resort’s signature beachfront venue, designed as a vibrant social and dining destination. It offers all-day food and beverage service, relaxed daytime beach club experiences, and sunset and evening social settings. The beach club enhances the resort’s atmosphere while acting as a destination for both guests and visitors.
What wellness and fitness facilities are available?
Saraya features The Sanctuary Spa, offering a calm, restorative wellness environment with a range of spa treatments and relaxation experiences. Complementing the spa is the Resort Gym & Fitness Centre, providing modern fitness equipment, space for personal training and guided sessions, and a balance of indoor comfort and outdoor tropical training.
Are the villas fully managed as part of the resort?
Yes. Villas at Saraya operate within a professionally managed resort framework, ensuring consistent standards, maintenance, and guest services. This includes centralised villa management, housekeeping and maintenance, concierge and guest support, and resort-level presentation standards. Owners can enjoy personal use while benefiting from a professionally managed resort environment.
Can owners and guests easily access tours and local experiences?
Yes. The resort features a dedicated Tour & Experiences Desk, assisting owners and guests with island tours and sightseeing, water activities and beach experiences, cultural and adventure excursions, and transport and travel arrangements. This ensures guests can easily explore Lombok while enjoying the convenience of on-site support.
What makes Saraya different from other resorts?
Saraya Beach Resort stands out due to its location within a central, designated tourism growth zone, direct access to one of Lombok’s most scenic beaches, a purpose-built resort with integrated dining, wellness, fitness, and lifestyle facilities, and strong appeal for both lifestyle use and future growth. It offers a premium resort experience in a region positioned for the next phase of Lombok’s tourism expansion.
Long-Term Ownership & Costs
Can I live in my villa or use it whenever I want?
Yes. As an owner, you are free to use your villa personally, live in it for extended periods, or share it with family and friends. When you are staying in the villa, it is removed from the rental pool, no management fee is charged on owner stays, and you simply notify the resort team in advance so availability can be managed.
Do I have to place my villa into the rental program?
No. Participation in the rental program is optional. Owners may use the villa purely for personal use, use it part-time and rent it when not in residence, or keep it in the rental program full-time. The structure is designed to be flexible, allowing owners to balance lifestyle and income.
What does the 40% management fee cover?
The 40% management fee applies only to completed rental bookings and covers the full resort-grade operation, including on-site management and staff, reservations, marketing and pricing, housekeeping and laundry, maintenance and technical care, guest services and concierge, security, compliance and licensing, and utilities such as water, internet, and TV services. Owners retain 60% of net rental revenue, with no management fee charged when the villa is vacant or used personally.
What costs do I pay when I stay in my own villa?
During owner stays, costs are kept simple and transparent. Owners are responsible for electricity usage (charged at cost), any consumables used, and optional cleaning services (only if requested). Water and gas are included and not charged separately during owner stays.
Are there cleaning costs when I use the villa?
Cleaning during owner stays is optional and pay-per-use. Owners can request light daily cleans, full service cleans, or post-stay deep cleaning (required after owner stays). Rates vary by villa type and are charged only when used, with no ongoing cleaning charges if services are not requested.
Are there any community or common area fees?
Yes, but they are fairly structured and usage-based. Each owner receives 30 free days per year where no community fees are charged during personal stays. After the free days are used, a small daily community fee applies, it is charged only when you are physically staying in the villa, and no fee is charged when the villa is vacant or rented to guests.
What costs are not included in the management fee?
Certain ownership-related costs remain the responsibility of the owner, including electricity, building and public liability insurance, Land & Building Tax (PBB), accommodation tax (PHR), major structural repairs or renovations, and replacement of major furniture or appliances. These costs are clearly outlined upfront and are not hidden within the management fee.
What does long-term ownership look like at Saraya?
Saraya is designed to offer effortless long-term ownership. The management structure preserves villa quality over time, handles compliance, staffing, and operations, allows owners to enjoy the villa without day-to-day responsibility, and provides flexibility between lifestyle use and rental income. Owners benefit from a professionally maintained asset in a growing resort destination, without the typical headaches of overseas property ownership.
Taxes & Obligations
Do I pay any land or purchase taxes when I buy a Saraya villa?
No. Your purchase is completed via a share transfer of a PT PMA, not a direct land purchase in your personal name. All land acquisition and setup taxes are paid by the developer, settled when the PT PMA is established and the villa is transferred into the company, and not payable by the buyer when acquiring the shares. Buying shares does not trigger land purchase tax.
Who pays the land and building taxes when the PT PMA is created?
These taxes are paid by the developer as part of the project setup. This includes land and building acquisition duties, registration and transfer costs, and taxes required to legally place the villa into the PT PMA. By the time shares are transferred to you, the company already owns the villa and all setup taxes have been settled.
Do I pay any tax at the time I acquire the shares?
No. A share transfer is not treated as a land sale under Indonesian law. As a result, there is no land acquisition duty, no buyer-side purchase tax, and no property transfer tax on the villa itself. You are simply acquiring ownership of a company that already holds the asset.
What is the annual Land & Building Tax (PBB)?
PBB is an annual land tax, separate from the HGB term. The effective rate is approximately 0.1% per year, calculated on NJOP (government-assessed land value), not calculated on market value, and paid annually by the PT PMA. PBB is not prepaid, but it is generally very low and predictable.
How is PBB actually calculated?
The PBB calculation works as follows: NJOP × NJKP × 0.5%, where NJOP is the government-assessed land value, NJKP is the taxable portion (typically 20% for residential property), and 0.5% is the official PBB tax rate. This results in an effective annual tax of approximately 0.1% of NJOP. For example, with an NJOP of IDR 1,000,000,000, the annual PBB would be approximately IDR 1,000,000 (roughly AUD $90–$100 per year).
What is the tax difference between Leasehold and HGB?
Leasehold has no annual land tax (PBB) on land ownership, ongoing costs are mainly operational, and offers a simpler tax profile. HGB (Right to Build) has annual PBB applies (~0.1% of NJOP), long-term renewable land rights, and still very low annual holding costs. In both cases, no land acquisition tax is payable by the buyer at share transfer.
What ongoing ownership-related costs does the owner pay?
Certain ownership-related costs remain the responsibility of the owner, including electricity (usage-based), building and public liability insurance, Land & Building Tax (PBB) for HGB only, accommodation tax (PHR) only when renting, major structural repairs or renovations, and replacement of major furniture or appliances. These are ongoing ownership costs, not purchase or acquisition taxes.
Do I pay tax when I stay in my own villa?
No. When you stay in your villa, no rental income is generated, no income tax applies, no management fee is charged, and you only pay usage-based costs (such as electricity and optional services).
How is rental income taxed in the first years of ownership?
For the first three years, the PT PMA typically qualifies for Indonesia’s simplified small business tax regime. During Years 1, 2, and 3: income tax is charged at 0.5% of gross rental income, tax is calculated on total rental income received (not profit), and no complex profit-and-loss calculations are required. This regime is designed to simplify compliance in the early years and keep taxes low and predictable while the villa establishes rental performance.
What happens to income tax after the first three years?
From Year 4 onward, the PT PMA moves to standard corporate income tax rules. At this stage, tax is applied to net profit (not gross income), all legitimate operating costs are deductible before tax, and applicable corporate tax rates are: 11% of net profit if annual turnover is below IDR 4.8 billion, or 22% of net profit if annual turnover exceeds IDR 4.8 billion. If there is no net profit, no corporate income tax is payable.
Do I personally pay Indonesian income tax on rental earnings?
No. Rental income is earned and taxed at the company level (PT PMA), not in your personal name. As an owner, you do not pay Indonesian personal income tax on rental earnings. Personal tax only applies if and when profits are distributed to you as dividends. This structure keeps personal tax exposure minimal and clearly defined.
What tax applies if I take profits or dividends from the company?
If you choose to withdraw profits from the PT PMA as dividends: 10% dividend tax applies if you hold an Indonesian tax ID (NPWP), or 20% dividend tax applies if you do not hold an Indonesian tax ID. Many owners choose to retain profits within the company, reinvest earnings, or plan distributions strategically with professional advice. Dividend distribution is optional and entirely at the owner’s discretion.
How much does it cost to run the PT PMA and stay compliant?
Ongoing company compliance costs are relatively modest. Typical costs include monthly bookkeeping and reporting, tax filings and annual reporting, and regulatory compliance. Estimated cost is approximately USD $100 per month (around USD $1,200 per year). This covers standard company operation and compliance requirements.
Security & Protections
Is the Saraya development site secure?
Yes. Saraya Beach Resort & Residences is designed as a controlled resort environment, with site security implemented throughout construction and ongoing operations. Security measures include controlled site access, on-site security personnel, defined entry and exit points, and monitored construction and operational zones. These measures are designed to protect the site, workers, assets, and future owners.
Will the resort have 24/7 security once operational?
Yes. Upon completion, the resort will operate with 24/7 security and monitoring, including on-site security teams, controlled access to the resort grounds, and night-time and perimeter monitoring. This ensures safety for owners, guests, and visitors at all times.
How is access to the resort controlled?
Access to the resort will be managed through designated entry points, resort access protocols, and guest and visitor management systems. This helps maintain a private, secure environment while still allowing normal resort operations.
Are there safeguards in place during construction?
Yes. During construction, safeguards include staged construction zones, restricted access to active build areas, safety protocols for contractors and staff, and centralised project supervision. Construction is overseen under structured project management to ensure safety, quality, and compliance.
What buyer protections exist during the build phase?
Buyers are protected through a Pre-Purchase Agreement outlining scope, timelines, and delivery process, staged construction sequencing, defined handover procedures, and transparent communication throughout construction. This provides clarity and structure from contract signing through to completion.
What happens if construction timelines change?
Construction timelines are provided as indicative schedules, reflecting realistic build sequencing. In the event of delays caused by factors such as weather conditions, supply chain issues, or regulatory processes, buyers are kept informed through updates, and timelines are managed within the framework of the purchase agreement.
Is the land and development zoning protected?
Yes. Saraya is located within a designated tourism development zone, meaning the land is zoned for resort and tourism use, development is regulated under planning controls, and long-term use aligns with tourism infrastructure planning. This zoning helps protect the long-term integrity and intended use of the site.
How is transparency maintained for buyers?
Saraya places a strong emphasis on visibility and transparency. This includes construction updates, access to documentation where applicable, live CCTV access to view construction activity across the site, and clear points of contact throughout the process. Buyers can monitor progress remotely and stay informed at each stage.
What standards are applied to site safety and compliance?
Construction and operations follow local building and safety regulations, environmental and planning requirements, and resort-grade operational standards. Compliance is monitored as part of the overall project management framework.
How does site security benefit long-term owners?
Strong site management and security protect asset value, support guest safety and confidence, enhance resale appeal, and reduce long-term operational risk. A well-managed site contributes directly to both lifestyle enjoyment and investment stability.
Operations & Governance
Who manages the resort once it is operational?
Saraya Beach Resort & Residences operates under a centralised, professionally managed resort structure. A dedicated on-site management team oversees daily resort operations, villa management and maintenance, guest services and concierge, and security, compliance, and staffing. This ensures consistent standards across the entire resort.
How are operational decisions made?
Operational decisions are managed centrally to ensure consistency of service and presentation, efficient cost control, strong guest experience, and long-term asset protection. This avoids fragmented management and helps maintain the quality expected of a premium beachfront resort.
Do owners have visibility over how their villa is performing?
Yes. Owners receive regular owner statements (when participating in the rental program), clear reporting on rental income and expenses, and transparent management of bookings and operations. This allows owners to track performance without needing to manage day-to-day operations themselves.
What governance framework applies to the resort?
Saraya operates within a defined governance framework, which includes resort rules and operational guidelines, maintenance and presentation standards, usage policies for owners and guests, and compliance with local regulations and licensing. These guidelines help protect the resort’s long-term value and livability.
Are there rules owners must follow?
Yes, but they are designed to be reasonable and practical. Resort rules typically cover property maintenance standards, use of common areas, renovation or modification approvals, and guest and rental conduct. These rules are in place to ensure the resort remains well-maintained, safe, and enjoyable for all owners and guests.
Can I opt out of the rental program and self-use my villa?
Yes. Participation in the rental program is optional. Owners may use the villa purely for personal stays, combine personal use with rental periods, or change participation over time, subject to management procedures. This flexibility allows owners to adapt usage as lifestyle needs change.
What after-sales support is available once I’ve settled?
Saraya provides ongoing after-sales and owner support, including a clear point of contact for owners, assistance with operational questions, support for owner stays, and coordination with villa management and concierge teams. The relationship continues well beyond settlement.
How are maintenance and repairs handled?
Maintenance is managed centrally to ensure preventative care of villas, prompt handling of issues, and consistent quality across the resort. Minor maintenance is typically handled within the management structure, while major works are discussed with the owner in advance.
What happens if I have an issue or dispute?
Clear procedures exist for raising operational concerns, resolving issues through resort management, and escalation where necessary. This structured approach helps resolve matters efficiently and professionally.
How does governance and after-sales support protect my investment?
Strong operations and governance preserve property condition, support stable rental performance, enhance guest satisfaction, improve resale appeal, and reduce long-term risk. A well-run resort is critical to both lifestyle enjoyment and asset longevity.
Investment & Exit Strategy
Why is Lombok considered a high-growth tourism destination?
Lombok has been formally designated by the Indonesian government as a priority tourism destination, with ongoing investment into infrastructure, airports, roads, and resort development. Key drivers of growth include international airport access, expansion of tourism zones across South and South-West Lombok, spillover demand from Bali, and increasing international visitor numbers seeking less crowded destinations. Lombok is transitioning from an emerging destination into a fully established tourism market.
How does Lombok’s growth compare to Bali historically?
Bali experienced decades of strong capital growth as tourism infrastructure expanded and land supply tightened. Lombok is following a similar trajectory, but from a much lower base, with larger undeveloped tourism zones, more modern master-planned developments, and early-stage pricing compared to Bali. Historically, regions that follow Bali’s development curve have seen strong asset appreciation over time, particularly in beachfront and resort-zoned areas.
Has Lombok already seen asset growth?
Yes. Over the past decade, Lombok has experienced rising land values in tourism-designated areas, increased resort and hospitality development, and growing international buyer interest. As infrastructure and tourism mature, asset values have continued to strengthen, particularly in beachfront and lifestyle destinations.
Can I sell my villa in the future?
Yes. Your villa is a saleable asset, and you are free to sell at any time, subject to standard procedures. Because ownership is structured through a PT PMA SPV, resale is typically achieved via a share transfer, which can be simpler and more efficient than a traditional land sale.
Can I sell a leasehold villa?
Yes. Leasehold villas can be sold by transferring the remaining lease term to the new buyer or assigning the lease through the owning entity. Leasehold properties in resort locations are commonly traded and remain attractive to buyers seeking lower entry pricing and lifestyle use.
Can I resell an HGB (Right to Build) villa?
Yes. An HGB villa can be resold by transferring ownership of the PT PMA that holds the HGB, allowing the buyer to step into the same long-term land rights. HGB titles are widely accepted and recognised in foreign investment structures and are commonly traded in Indonesia.
Can I exit the investment even if the villa is in the rental program?
Yes. Participation in the rental program does not restrict resale. At the time of sale, the villa can remain in the rental program or be removed from the rental pool for owner occupation. The management structure is designed to be flexible, not restrictive.
Is there a market for resale buyers in Lombok?
Yes. Resale demand comes from international lifestyle buyers, investors seeking income-producing assets, and buyers priced out of Bali. As Lombok’s tourism profile continues to grow, demand for completed, managed villas is expected to strengthen, particularly for turnkey resort assets.
Does being part of a resort help resale value?
In many cases, yes. Resort-managed villas offer proven operating history, professional management systems, turnkey ownership for new buyers, and immediate usability and rental potential. These factors can make resale simpler and more attractive than standalone properties.
Is capital growth guaranteed?
No investment can guarantee capital growth. However, Saraya villas are positioned within a designated tourism growth zone, a beachfront location, a professionally managed resort, and an emerging destination with long-term fundamentals. Historically, assets with these characteristics have demonstrated strong long-term growth potential.
What is the typical exit strategy for owners?
Owners typically exit by selling the PT PMA shares to a new buyer, transferring leasehold or HGB rights accordingly, and marketing the villa as a lifestyle or income-producing asset. This structure provides clear exit pathways, rather than locking owners into a single outcome.
Can foreign buyers purchase my villa when I sell?
Yes. The ownership structure is specifically designed for foreign buyers, international resale, and smooth ownership transfer. This broadens the potential buyer pool and improves resale flexibility.