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REFLECTION Deep Sky
Villas and Apartments Complex in Bali
DEEP SKY
Villas and Apartments Complex in Bali
DEEP SKY
KINTAMANI KINETIC VILLAS AND APARTMENTS COMPLEX IN THE CRATER OF AN ANCIENT STRATOVOLCANO IN BALI
BALI. FACTS
Forbes magazine ranked Bali (Changu) 4th in the world in the ranking of the best places to live and invest.
Land in Bali is getting more expensive, on average, by 80% per year
01
Bali is a young and developing resort, which is at the top of the world rankings.
02
The season lasts 365 days a year.
More than 320 sunny days a year
03
High occupancy rate.
On average, 70-80% in tourist locations
04
Low cost of real estate and high cost of rent
05
A small tourist area, built up to 90% - a scarce market
06
Every year the rental cost increases by 15-20%
BALI. RATING
1st place in the world according to TripAdvisor rating: "The best tourist destination in the world"
4th place in the world according to Forbes: "An investment-attractive place"
Travel and Leisure: Bali is number 1 among Asian resorts
According to BBC Travel Bali is the best island in the world
DestinAsian: The best island in the world
U.S.News: 4th place in the world in the investment attractiveness rating 2020
TOP 1 place in the world. The best place in the world for a honeymoon
Booking.com : The most desirable tourist destination after the covid lockdown
Instagram: TOP 5 "Most insta-places on the planet"
KINTAMANI
Kintamani is a unique area in Bali - the valley of Kintamani volcanoes.
It is among the top 5 tourist destinations in Indonesia (following Changgu, Ubud, Nusa Penida, and Bromo).
More than 700 000 tourist annually visits Kintamani
THE ISSUE OF KINTAMANI
This area has it all: supermarkets, gas stations, dozens of cafes and restaurants, but there is not a single high-quality hotel or villa complex.
THE SOLUTION
We are constructing a complex of unique, minimalist villas with kinetic roofs, as well as apartments with stunning design.
During the lockdown, we acquired the best piece of land with breathtaking views. Our complex is located in the heart of Kintamani, just 2 minutes away from Starbucks.
DAWN ABOVE THE CLOUDS
We chose the land at the highest point of the area, as the caldera of the stratovolcano is often filled with clouds in the mornings. If we had chosen lower land, you would wake up in the fog.
Thanks to the right approach to land selection, you will wake up above the clouds.
VILLAS - OBSERVATORIES
The complex is situated at an elevation of 1540 meters above sea level in a low-light area, providing an incredible view of the stars at night.
To emphasize this feature, architect Sergei Domogatsky designed the project with glass roofs.
UNIQUE, COLLECTIBLE REAL ESTATE
These are not just villas with stunning design - they are unique, collectible pieces of art. This is the new landmark of Bali. Real estate that will appreciate over time and generate significant passive income for its owners.
This is real estate for true connoisseurs and collectors. Among our buyers are billionaires from the Forbes list and well-known personalities.
2 TYPES OF REAL ESTATE
VILLA DEEP SKY
The one-bedroom villa - observatory with a sauna and a kinetic roof.
1 VILLA LEFT FOR SALE
The villas are unique in that the front and roof panels are made of solid six-meter glass panels that are seamlessly joined together without frames.
We spent over 8 months searching for these glass panels, sending inquiries around the world, even to Russia. The cost of glazing one villa is $68,000.
All to create a truly unique project that has no analogues in the world.
1. SOLID, SIX-METER GLASS PANELS
Since the villa's roof is partially made of glass, we have developed a unique kinetic roof-slider that operates on a silent electric motor and can be closed with the push of a button.
2. KINETIC ROOF
Each villa is equipped with a sauna, while pools are not included. This is because at an elevation of 1540 meters above sea level, it is quite cold. The nighttime air temperature drops to +6°C.
Kintamani has such a unique climate that there are even pine forests.
We developed the project specifically for this area, taking into account the climate and including a sauna. It is an intricately planned and meticulously designed projec.
3. SAUNA
PRICE: $580 000
The price includes the land, as well as complete finishing and furnishing.
ROI 19%
Payback period of 5,2 years.
RENTAL COST AND COMPETITIVE ANALYSIS
We plan to rent out DEEP SKY villas for $700 per day.
Unfortunately, comparing with competitors is not representative, as there is simply nothing like this in Kintamani or in all of Indonesia.
We found only one comparable property - the Pramana Zahill Kintamani villa complex. The cost of daily rental is $440.
The problem is that the nearest competitor does not have views of the volcano valley (view of the fence),
and the architecture is standard, making it difficult to make an objective comparison.
85% occupancy per month, approximately 25-26 nights
Booking.com
25% management company commission
~ 8.5 % Monthly maintenance costs of the property
profit tax
CALCULATING PAYBACK
Cost of daily rental: $800
With an 85% occupancy rate per month (average occupancy rate for residential properties in Bali), you will earn $99,158 per year after all expenses.
ROI 19%. Payback period of 5,2 years.
$ 800
x
26 days
=
=
$ 20 800
$ 249 600
x
12 months
annualy
20%
monthly
$ 249 600
-
17,3%
-
25%
-
8,5%
-
=
$ 113 324
annualy
ASSET APPRECIATION
After completion of construction, your asset will be worth at least $700,000. In other words, you will increase your capital by more than 2 times in just one year.
Thanks to its uniqueness and stunning design, the complex will become famous all over the world.
Celebrities from all over the world will stay in our complex.
We will participate in all architectural competitions. The world's media will write about us.
Ready-made real estate in Bali is always much more expensive than the objects under construction.
We will definitely be included in the Forbes Travel Guide rating. There is no doubt about it.
JUSTIFICATION OF RENTAL COST
A successful investment project should include 3 elements:
Best location
Uniqueness
Stunning architecture and design
Our villas are situated in the most prestigious location in Kintamani, offering breathtaking views of the volcanic valley. Uniqueness is ensured by the glass roof, kinetic roof, and massive 6-meter windows. As for the architecture and design, judge for yourself.
Therefore, the cost of daily rental - $600 - is more than justified.
FAQ
How do you clean the glass?
We will use special robots for that.
How well is privacy taken care of?
The entire complex is designed to ensure that no one can peek into the windows.
What if there is a volcanic eruption?
Batur is an active volcano, but eruptions are not frequent. The last eruption occurred 23 years ago, in 2000. Prior to that, it was in 1968.
During eruptions, volcanic ash and a small amount of lava are released from the volcano's crater, which poses no threat to our complex since it is located at the highest point in Kintamani. Fortunately, the lava does not flow upwards.
The photo indicates the boundary of the lava field formed during the last eruption, with our complex marked by a red pin. As we can see, a possible eruption does not pose any danger to our complex.
Land for rent - what does it mean?
This means that the land and your property are in a long-term lease, for 30 years. After 30 years, the lease is extended for another 30 years at the market value of the land.
How is the land leased?
1. You sign an investment agreement with our development company.
2. After the completion of construction, your investments, under a long-term sublease agreement, are converted into the rights of the tenant of the property. At the moment, the long-term lease of the land plot is issued for a period of 28 years. In the near future we will extend it for another 2 years to get 30 years of lease. Next, you will be transferred the rights under a notarial long-term sublease agreement for your specific unit of real estate.
3. After completion of construction and commissioning of the facility, you sign a contract for the management of your property with our management company.
Do you have a management company? What kind of work does it do?
Yes, real estate will work on full autopilot: Cleaning, renovation, replacement of bed linen, check-in of guests and other issues are solved by the management company. Its cost is included in the payback calculation.
How much interest does the management company withhold for its work?
25% of the total rental profit. This expense is included in the ROI calculation.
Will a restaurant be built in this complex?
Yes, an amazing restaurant with a huge swimming pool and a view of the valley of volcanoes.
What is the heating system in the villas and apartments?
Underfloor heating.
Will there be an elevator in the complex?
No, we have abandoned this idea. The drop is not so high, it is not difficult to walk. The elevator shaft will partially block the view of some villas. Therefore, we decided to abandon this idea.
How far is the complex away from the ocean?
Kintamani is not a beach holiday. This is a unique place that is located 40 minutes away from the ocean, but attracts tourists with its stunning views, hot springs and the opportunity to watch the stars from a height of 1540 meters above sea level.
What is the cost per square meter?
The question is incorrect. It is impossible to compare a unique, collectible property with an ordinary one using the cost per square meter. This is as unreasonable as comparing the price of a kilogram of Bugatti Chiron hypercar with the price of a kilogram of Toyota cars.
APARTMENT
Stunning apartments with unparalleled design.The apartments are part of a unified complex with the villas, connected by a common design concept.
PRICE: $220 000
The price includes the land, as well as complete finishing and furnishing.
ROI 24.95%
Payback period of 4 years.
PAYBACK CALCULATION
85% occupancy per month, approximately 25-26 nights
Online travel agency commission (17.3% on Booking.com )
25% management company commission
~ 8.5 % Monthly maintenance costs of the property
profit tax
Cost of daily rental: $400 per night
With an 85% occupancy rate per month (average occupancy rate for residential properties in Bali), you will earn $56 662 per year after all expenses.
In total, you will receive a 24.95% annual return, and the payback period will be 4 years. This is a pessimistic forecast, as we have considered the average property occupancy rate in Bali of 85%.
However, this is not just ordinary real estate, and occupancy can reach 100%, which is not uncommon in Bali.
$ 400
x
26 days
=
=
$ 10400
$ 124 800
x
12 months
annualy
monthly
$ 124 800
-
20%
17,3%
-
25%
-
8,5%
-
=
$ 48 044
annualy
COMPARISON WITH THE NEAREST COMPETITOR
There are very few objects in the world with which an objective comparison can be made, since there are practically no observatories for observing stars in the world.
The closest competitor is a complex of mini-villas in Iceland, which is called Panorama Glass Lodge. The villas are smaller, with a non-panoramic ceiling, windows with frames, as well as having a mediocre design.
The cost of daily rent is 650 euros. The villas are booked for several months in advance. The booking card is available on the website of this complex.
ASSET APPRECIATION
After completion of construction, your asset will be worth at least $500,000
INVESTMENT ON FULL AUTOPILOT
If you purchase a villa as an investment, our management company will rent out your villa on a daily basis and provide cleaning, pool maintenance, internet, electricity, security, water, gas, waste disposal, villa renovation, garden maintenance, as well as pay rental taxes, handle marketing, and manage tenant check- ins.
CONSTRUCTION IN PROGRESS
The complex is currently in an active stage of construction.
We have been involved in slope reinforcement and have built retaining structures with a combined height equivalent to an 18- story building.
Now everything is ready, and we have moved on to the construction of the villas and apartments. You can visit our site and assess the quality of villa construction. We have something to be proud of!
November 2025
Project completion date
DEVELOPER
Sergei Domogatsky
Number One Architect in Russia by popularity
1.000.000+ followers on Instagram and 390.000+ on YouTube.
28 patents.
«Man of The Year 2021» In Russia.
Has builded over 2200 villas all over the world.
In 2022 Forbes named Sergei «The Most Eccentric Entrepreneur in Bali»
PAYMENT PLAN
the reservation is non-refundable. The reservation is included in the villa or apartment price.
$ 3000
upon signing the contract.
50%
50%
after 2 months.
USDT to the company's crypto account
SWIFT transfer to the company's account
