Frequently Asked Questions

Property Management

  • Owners can be as involved as they wish. Black Sand Group operates with full autonomy on daily operations while maintaining clear, transparent communication. Regular reporting ensures owners stay informed without being burdened by operational details.

  • We intentionally manage a limited portfolio of villas. This boutique approach allows us to maintain high standards, respond quickly, and give each property the attention it deserves.

  • Quality is ensured through direct oversight, preventive maintenance, trained staff, and founder-led management. Regular inspections and clear procedures allow us to maintain consistency regardless of seasonality or occupancy levels.

  • We prioritize preventive care to avoid costly emergency repairs. When interventions are required, we coordinate trusted local contractors, supervise execution, and control costs while keeping owners informed.

  • Owners receive clear monthly reports detailing income, expenses, and operational notes. All payments are documented, and budgets are discussed openly to ensure full financial visibility and trust.

  • We combine strategic pricing, platform optimization, and curated guest experience. Rather than chasing volume, we focus on attracting the right guests to protect the villa’s positioning and long-term value.

  • Yes. Through our partnership with a dedicated concierge service, guests

    benefit from high-end, personalized services such as transfers,

    activities, and in-villa experiences, elevating satisfaction and reviews.

  • We begin with a confidential discussion to understand your property, objectives, and expectations. From there, we propose a tailored management structure aligned with your vision.

Real Estate Investment

  • Yes. Our villas operate under a 20-year leasehold with the option to extend for another 20 years.
    A leasehold in Indonesia can be fully owned in a foreigner’s personal name, making it a secure and compliant structure for international investors.

  • No. We do not pre-select a fixed land or impose a pre-designed villa. Every project is created together with the client, allowing full flexibility in choosing the ideal location (ocean view, jungle, valley, hillside, or private flat plots).
    However, for clients who want a faster process, we also offer vetted available land options and ready villa design models that can be customized or used as they are. This gives investors the perfect balance between personal customization and turnkey efficiency.

  • Each villa requires 12 months from signature to delivery, following a structured and transparent 3-phase process.

  • No. Furniture is not included, allowing investors to personalize the villa or choose from curated furniture packages we can provide upon request.

  • Payments are spread over the construction period:
    5% at signature, 30% at Month 1, 30% at Month 3, 30% at Month 6, and 5% at handover.

  • Yes. We offer full management services including guest check-in, housekeeping, maintenance, pool/garden service, and rental marketing across major platforms.

  • Yes. We help negotiate and secure the 20-year lease extension when the investor decides to initiate it.

  • Amed is one of Bali’s strongest long-stay destinations, with rising demand from divers, retirees, and travelers seeking tranquility.
    The limited supply of modern villas creates excellent occupancy potential for well-designed properties like ours.

  • We combine deep local market expertise, disciplined development processes, transparent communication, and strong relationships with landowners and contractors.
    Our focus on large plots, modern tropical design, and sustainable systems creates high-demand, high-performing assets for long-term investors.

  • Our villas are optimized for long-stay tourism and boutique travel.
    ROI varies depending on seasonality and investor use, but villas in this area typically achieve strong rental income and significant capital appreciation.
    ROI up to 15% pre-tax

  • We combine strategic pricing, platform optimization, and curated guest experience. Rather than chasing volume, we focus on attracting the right guests to protect the villa’s positioning and long-term value.

  • Yes. Through our partnership with a dedicated concierge service, guests

    benefit from high-end, personalized services such as transfers,

    activities, and in-villa experiences, elevating satisfaction and reviews.

  • We begin with a confidential discussion to understand your property, objectives, and expectations. From there, we propose a tailored management structure aligned with your vision.

  • Yes. You can resell your leasehold at any time. Many investors achieve strong returns, especially within the first 3–5 years due to increasing land values in the region.

  • Solar panels are optional add-ons and can be installed during or after construction.

  • Our villas include a Waste Water Garden system at no additional cost.
    This eco-friendly solution treats grey and black water naturally through a planted filtration system, preventing harmful waste from entering the soil and the ocean.
    We include it because wastewater runoff is one of the leading causes of coral reef degradation in coastal villages like Amed.
    By integrating this system, we reduce environmental impact, protect the reef ecosystem, and ensure long-term sustainability — a major benefit for both residents and the surrounding community.

  • Absolutely. You can reserve any dates for personal use and rent it out the rest of the year to generate income.

  • The price includes the land lease, architectural plans, construction, pool, garden, wastewater system, and all legal documentation.
    Furniture and solar systems are optional.