An ocean view from every lot
The slope has been terraced so that each row sits below the one behind it. No lot has its view blocked by another.
Kubutambahan, Buleleng — North Bali
In the north of Bali, a hillside still open to the sea
Kubutambahan, away from the crowds of the south.
200 hectares on a slope shaped so that every lot faces the ocean.
- 800sqm Per lot (8 are)
- 100% Lots with an ocean view
- 200ha Total eco-resort plan
Summary
The project at a glance
On the hills of Kubutambahan in North Bali — quiet, far from the density of the south — we are developing an eco-luxury resort where every lot looks out to the sea.
An eco-luxury resort
The reference for the finished project is Sumber Kima Hill, an eco-resort in the northwest — villas that sit within the landscape rather than repeating one another.
800 sqm per lot
3,500 Juta per lot. The price covers the land, infrastructure works, tax and title registration as one package.
Earthworks and infrastructure complete
Clearing, grading, paved roads, electricity and water are already in place. This is not a plan on paper but a project that is under way.
Land certificates issued
The Sertipikat has been issued. Subdivision and registration costs are included, and the title is held and managed in your own name.
The surrounding area is moving
A five-star hotel has been confirmed for the area and new villas are going up along the bypass. We expect values to move toward those of the south.
Why here
A second base, not just a holding
The situation
Assets and daily life in one place
For many owners, both the assets and the life they support sit inside a single country and a single currency.
The direction
A real asset you can also use
Land in a growing market that is also somewhere to stay — something to hold for the long term and pass on, rather than trade.
Concept
An eco-luxury
resort
Ocean views throughout, with each villa designed by its owner. The reference for the finished project is Sumber Kima Hill, an eco-resort in northwest Bali.
- An ocean view from every lot
- The terraced slope keeps the sea in view from each one.
- Villas designed by their owners
- Not a repeated house type — each owner builds in their own way.
- Shared pool, restaurant and café
- Planned around the pool on the lower part of the site.
- A holiday home, an income property, or both
- Use it yourself or let it out — either is possible.
Location
The quiet hills of the north
The north is still undeveloped
Quiet and private, away from the density of the south. This part of the island has not been built out for tourism.
Hillside with an ocean view is scarce
Land that looks down over the sea is limited by geography. Sites on these terms do not come up often.
Close to Singaraja
Near Singaraja, the main town of Buleleng, with access to shops and everyday services.
Near the planned new airport
The site is close to the planned North Bali international airport. We treat this as long-term upside rather than the basis of the investment (details).
Overview
THE HORIZONE at a glance
- Location
- Kubutambahan, Buleleng — North Bali (near the planned new airport)
- Scale
- 800 sqm (8 are) per lot | 200 ha total development
- Concept
- Hillside villa land, ocean view from every lot
- Price
- 3,500 Juta per lot (package price, tax included)
- Status
- Earthworks and infrastructure complete / Sertipikat issued
- Value
- Infrastructure in place; an asset to pass on
Ocean View
A layout that gives every lot
a view of the sea
Each row of lots sits at a different level from the one behind it, so nothing stands between you and the water.
Lot size — 800 sqm (8 are)
Master Plan
A 200-hectare eco-resort
Not only buildings, but a place that grows with the area around it — land, architecture, operations and local employment as one project.
Scale
Of the 200 hectares under development, lots are being released early to prospective owners.
Shared pool and F&B
A restaurant and café are planned around the central pool. Several food and beverage operators have already approached us about the units near the entrance.
Built into the landscape
Forest restaurant, private gate and electric vehicles for movement within the site.
With the local community
Our policy is to hire from the surrounding villages — not only during construction but in operations, food and beverage, cleaning and maintenance, so the project creates lasting work locally.
Progress
Where the site stands
Land preparation and infrastructure are finished. This is a real project that has been moving forward, not a proposal.
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2023.6
Clearing
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2023.10
Grading
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2025.2
Paving and utilities
Current Status
Ready to build
whenever you are
- Groundwork is done
- Land and services for villa construction are complete. Once you decide to build, work can start without delay.
- Design and construction handled locally
- Design and construction are arranged to suit the house you want. Construction is paid 100% in advance, as materials are procured up front.
- Deliveries and daily services
- A partnership with GOJEK gives priority delivery from town to the site at a flat rate (approx. IDR 9,000–10,000).
- Restaurants in discussion
- Several food and beverage operators have already approached us about the units near the entrance.
- Local employment
- Our policy is to hire from the surrounding villages and build something the community takes part in.
- Sales and exit
- Promotion runs through RAKUEN BALI style, with overseas buyers in view and buyers selected carefully.
The View & Future
The view now, and what is planned
The actual view from the hillside, and how the resort is envisaged — the impressions are based on existing resorts nearby.
Impressions include photographs of existing resorts nearby and CG renderings, shown as a guide to the intended character.
Villa
Building your villa
THE HORIZONE does not tie you to one architect. You are free to use your own designer, or we can introduce the practice we work with. Construction itself is carried out by the local contractor.
Design and construction
You choose the designer. Construction is handled by the local contractor.
Design
Yours to choose
- An architect or practice you already work with
- A practice you nominate
- The registered architects we partner with (optional — we can introduce them)
- Design handled locally in Bali
In every case, the design is worked through with the local contractor before construction begins.
Construction
Handled by the local contractor
Construction is carried out by the local contractor, who works to Indonesian regulations, site conditions and local material supply.
Where the design comes from Japan or from an outside practice, the drawings and specifications still need to be reconciled with the local contractor before building.
- Contractor
- PASTI (PT. Pasti Indah Indonesia Baru)
How it works
- STEP 1
Your brief
How you intend to use it, the size you have in mind, and your budget.
- STEP 2
Choose how it is designed
Your own practice, the practice we partner with, or design handled locally.
- STEP 3
Drawings and specification
Layout and 3D studies are worked through until the drawings are settled.
- STEP 4
Reconcile with the contractor
Drawings and specifications are adjusted to local regulations, site conditions and material supply.
- STEP 5
Construction and supervision
Site inspections and reports every two weeks.
- STEP 6
Completion and handover
Handed over after final inspection.
Construction plans
Three specifications to choose from
Premium
25 Juta/sqm
The higher specification, for owners who want particular materials and finishes.
Most chosen
Standard
20 Juta/sqm
The middle specification, balancing cost and quality. Most owners start here.
Essential
15 Juta/sqm
The standard specification, for owners who want to build and start using it.
Example — 200 sqm on the Standard plan approx. 4,000 Juta
Optional Design ServiceDesign support, if you want it
THE HORIZONE does not tie you to one architect.
You are free to use your own practice, or to use the practice we partner with.
If you would like an introduction, this is the firm we work with.
Design service and fees (site 800 sqm / building 250 sqm)
| Phase | Scope | Fee (IDR) |
|---|---|---|
| 1. Layout and spatial studies | Briefing through three rounds of 3D proposals | Rp 50J |
| 2. Design drawings | Plans, sections, elevations, structure and services | Rp 375J – Rp 625J |
| 3. Tendering support | Bill of quantities, obtaining quotes, contract support | Rp 70J |
| 4. Construction supervision | Site inspection and report every two weeks, final inspection | Rp 70J + Rp 15J/month |
Landscaping, furniture, interiors and the PBG (building permit) are not included. A
construction monitoring service is available as an option.
Fees may vary with the plan and with who you appoint. We will confirm the details with you individually.
Partner practice
Bricoleur Architect's Office
Bricoleur Co., Ltd. (Tokyo Governor Registration No. 49164) / Indonesian entity PT. Bangun Ruang International
- Offices
- Tokyo and Jakarta
- Suited to
- Owners who want to work through the design in detail with a registered Japanese architect
- Please note
- Using this practice is entirely optional. You do not need to appoint them in order to build.
Value Roadmap
How we expect value to move
-
1
Now
Early release to prospective owners
-
2
Area develops
Five-star hotel confirmed; new villas going up
-
3
Area matures
Established as a resort area, moving toward southern values
Projected land value: over IDR 1 billion per are
Projections are estimates and are not guaranteed. The planned airport is one possible source of upside (details).
Investment
Price and what it covers
Per lot — 800 sqm (8 are)
3,500 Juta
IDR 3.18 billion + 10% tax (IDR 320 million)
Reference in JPY approx. 33,000,000
All included in the package price
Land
800 sqm (8 are) per lot
Infrastructure
Grading, roads, electricity and water
NJOP tax
Tax based on the assessed land value
Registration
Subdivision, transfer and legal costs
Sertipikat issued
Ownership is held as a perpetual right of use through a nominee structure. The title is held and managed in your own name, with a sworn statement recording that the land is yours.
The JPY figure is for reference only. The price is set in IDR and moves with the exchange rate. We will confirm current terms with you individually.
Area Future
The area around the site
The value of this project rests on what it is — an eco-resort. What follows is possible upside, not the basis of the case.
Nearby development
A five-star hotel has been confirmed for the area, and new villas are going up along the bypass.
Planned North Bali airport
Approved by presidential decree in June 2025, with operations expected by the end of 2028 and an airport city of roughly 2,800 hectares planned at Kubutambahan. If built, access would improve considerably.
A maturing area
As the north becomes established as a resort area, we expect values to move toward those of the south.
The airport is a national project and its timing and scale may change. We do not treat it as the basis of the investment, only as possible upside.
FAQ
Common questions
How is ownership held?
As a perpetual right of use through a nominee structure. The title is held and managed in your own name. The Sertipikat has been issued and registration costs are included in the package.
What about currency risk?
The price is set in IDR, so the figure in your own currency will move. The project is built around long-term ownership rather than short-term trading.
What is the timeline?
Earthworks and infrastructure are already complete. Once you decide to build, construction can start without delay.
Can I let the villa out?
Yes. Using it yourself and letting it out are both anticipated. Promotion and resale run through RAKUEN BALI style.
What will the finished resort be like?
The reference is Sumber Kima Hill (sumberkimahill.com), an eco-luxury resort in northwest Bali.
Can I see the site before deciding?
Of course. We arrange site visits — please get in touch through the form below.
Contact
Next steps
We can send detailed information, arrange a call, or organise a visit to the site.
Early-stage enquiries are welcome.
- ByPlanning Network Co., Ltd. / RAKUEN BALI style