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Frequently Asked Questions

Investor Questions Answered

Get answers to the most common questions about investing in Rinjani Bay — from timelines and returns to construction progress and exit strategies.

Operational Timeline and General

The information provided states that Rinjani Bay – Main Bay Phase 1 will be operational in July 2026. Can you please confirm whether this timeline remains realistic and on track?

We are currently in the design phase for the Beach Bar and Pétanque Pitch area, and we remain on track for a July 2026 operational launch.

Our contractual commitment is to launch the Beach Club concurrently with the handover of the One-Bedroom Pool Villas, within 24 months of deposit. This ensures that from day one of operations, owners and their guests have immediate access to a fully activated resort experience, with no standalone villa without ecosystem scenario.

We have active MOUs in place with several of Asia’s most prestigious luxury hotel operators and are in advanced discussions on finalizing the management partnership. We will make a formal announcement once agreements are concluded. What we can confirm is that the caliber of operator being considered is fully aligned with the five-star positioning of Rinjani Bay.

We are projecting a launch rate of approximately USD 225 per night, inclusive of breakfast and applicable taxes, a rate we are confident is well-supported by the quality of the product, the exclusivity of the location, and the growing demand from the upscale adventure travel segment.

Our break-even occupancy sits at approximately 32 to 33%, which is a deliberately conservative threshold. This means the resort reaches financial sustainability at less than one-third occupancy, providing a meaningful buffer that underpins the reliability of your fixed lease fee obligation.

Of the 12 One-Bedroom Pool Villas, 8 units remain available. Given the deliberately limited inventory and the early-stage pricing currently on offer, we would encourage serious investors to move decisively.

Of the 12 One-Bedroom Pool Villas, 8 units remain available. Given the deliberately limited inventory and the early-stage pricing currently on offer, we would encourage serious investors to move decisively.

Difference Between the Two Bays

What is the key difference between the two bays?

The two bays serve complementary but distinct experiences within one integrated resort. The Main Bay is anchored by the Sumbawa Safari concept, raw, wild, and deliberately natural in character, offering guests an immersive coastal wilderness experience. The Rinjani Bay Hotel Bay, by contrast, delivers a more curated resort environment with full hotel-grade facilities and service infrastructure. Both bays share the same dramatic panoramic views across the ocean to Mount Rinjani, and together they create a resort ecosystem with genuine range, from barefoot luxury to refined hospitality, within a single, seamlessly managed property.

They will operate as one fully integrated resort, ensuring a cohesive guest journey and a unified operational platform that supports the financial obligations to all villa owners across both bays.

Sun Protection for West-Facing Villas

To mitigate the intense afternoon exposure, we are implementing a flexible, layered shading strategy for the 1BR villas:
  • Dynamic Interior Shading: For the critical 3:00 PM to sunset window, the living and pantry areas will feature concealed solar roller screens. These allow us to cut the harsh glare and thermal gain without losing the sunset view.
  • Exterior Flexibility: The sunken terraces will be equipped with movable umbrellas, giving guests full autonomy to adjust their shade throughout the afternoon.
  • Private Quarters: The bedrooms and bathrooms will utilize a dual-layer window treatment system featuring light-diffusing sheers for daytime comfort and blackout roller blinds for complete privacy and climate control.

Construction Timeline & Progress

What is the current construction status of the 12 x 1-Bedroom Pool Villas and the main hotel?

All primary infrastructure, roads, power, and water, is fully installed and operational across the estate. The One-Bedroom Pool Villas have not yet broken ground on vertical construction; however, commencement is planned within the next 6 months. The site photos attached provide a current visual record of progress, and a formal independent engineer’s progress report will be issued once construction commences.

We want to be fully transparent on this point. While there are no punitive financial penalties imposed on the Developer in the event of a delay caused by circumstances beyond standard project timelines, the contractual structure is specifically designed to ensure you are never financially disadvantaged by a delay. Your Annual Fixed Lease Income of USD 24,000 commences from Month 25 after your deposit payment, regardless of whether physical handover has occurred. In practical terms, this means your investment continues generating contracted returns even in the event of construction delays, fully aligning the Developer’s interests with yours from the moment your deposit is received.

Generator – Ecological Impact

What is the potential ecological or environmental impact of the PLTU Sumbawa Barat facility on Rinjani Bay?

We actually view the presence of the PLTU Sumbawa Barat as a net positive for the development. It delivers development-grade power infrastructure to a part of Sumbawa that was previously off-grid, a critical enabler for a project of Rinjani Bay’s ambition and scale. In terms of environmental compliance, the plant operates under Indonesian Government legislation and has been in operation for approximately five years with no observable negative environmental impact on the surrounding area. Furthermore, Rinjani Bay’s land has been officially designated as a tourism zone, a classification that carries its own layer of environmental regulation and compliance requirements mandated by local government, providing an additional layer of ecological protection that benefits both the development and its guests over the long term.

Financial Returns – Turnkey 1-Bedroom Pool Villa

Is the contractual term of the lease fee agreement for 90 years, in line with the Hak Sewa leasehold?

The sub-lease granted to you as the Client is tied to the underlying master Hak Sewa held by the Developer, and is structured to run for the full duration of that lease term, with the commercial intention aligned to the long-term leasehold structure of up to 91 years. The specific lease term will be formally confirmed and notarially executed at the point of title transfer upon completion.

The Annual Fixed Lease Fee of USD 24,000 is contractually guaranteed for a minimum of 10 years from the commencement date at Month 25, independent of construction timing. Following the initial 10-year term, two exit pathways are available: a Developer buyback option or a Client-initiated sale, both subject to agreed procedures. This structure is specifically designed to provide you with both income certainty over the medium term and clearly defined liquidity options at the appropriate horizon, giving you a level of exit clarity that is rare in emerging market property investment.

Title, Transferability & Exit Strategy

Have any plots or villas been re-sold to date?

As Rinjani Bay is a newly launched development with villas still in the pre-construction phase, there have been no completed villa resales to date. However, the resale framework is already formally embedded in our draft agreements. The process is structured as follows: notification to the Developer, coordination with the resort management program to ensure operational continuity, marketing through either the Developer’s network or independently, and completion via notarial transfer of the sub-lease. This is a clean, welldefined process with no ambiguity.

We offer a formal Developer Buyback Option with the following structure. The option becomes exercisable any time after 5 years from your deposit payment date. The buyback price is calculated using the following formula:

Buyback Price = Total Villa Purchase Price + [(Years Elapsed, minus 2 Years Construction Period) x Annual Fixed Lease Income]

To illustrate with a concrete example, if the buyback is exercised at Year 10: USD 288,750 + (8 years x USD 24,000) =

USD 480,750

 

This formula is specifically designed to capture both your cumulative income yield and an element of capital appreciation, ensuring the buyback reflects the full value of your holding period, not merely a return of original capital. Independent valuation support and audited financial references can be discussed as part of the formal due diligence process.

Confirmed. Upon completion, you will receive a sub-lease (Hak Sewa) executed directly in your personal name or your designated corporate entity (PT PMA), formalized through a notarial lease transfer deed and registered with BPN. There is no nominee structure involved. Sample title documentation and registration references are available upon request as part of the due diligence package.

Credit Risk / Investor Protection

What security or collateral backs the payment of the lease fees?

The Annual Fixed Lease Income is a formal contractual obligation of the Developer, explicitly structured as a debt obligation, not a performance-linked projection. This distinction is fundamental: your USD 24,000 annual payment is not contingent on occupancy levels, revenue performance, or operational outcomes. It is a binding contractual commitment, and that obligation is what provides the foundational protection for your investment.

We want to give you complete transparency here. After careful review, and particularly following the confirmation of our close relationship with Kiantar Airport, which is positioned to commence commercial flights as early as mid-2027, we have extended our fixed lease fee guarantee from 5 to 10 years. This decision reflects our conviction in the demand trajectory of the destination and our commitment to standing fully behind our obligations to investors. Lease fee payments remain contractually due to you regardless of short-term operational fluctuations, and the project has been capitalized with appropriate funding reserves and a staggered development model specifically designed to ensure continuity of these obligations through the ramp-up period.

Individual step-in rights over resort operations are not granted to investors, as the asset functions within a centrally managed resort environment, a structure that serves investor interests by ensuring professional, unified operations rather than fragmented ownership control. Investor protection is delivered through regular progress and operational reporting, and through comprehensive insurance coverage. In the event of destruction or significant damage prior to completion, insurance proceeds are directed toward full rebuilding of the villa. In the unlikely scenario where rebuilding is not feasible, all payments made by the Client to that point are fully refunded.

Tax Treatment

Could you please clarify whether the lease fee income is treated as rental income for tax purposes?

This is an important distinction and one we are pleased to clarify. The income is structured and classified as a Lease Fee, and this classification carries a material tax benefit for you as the investor. Under this structure, the applicable tax on the lease fee is settled by the Developer on your behalf, in advance. The USD 24,000, representing an 8.3% cash yield, that you receive is therefore fully NET of Indonesian tax obligations. You receive the full amount with no further Indonesian tax deduction applied at your end. We do, of course, recommend that you seek independent tax advice in your home jurisdiction regarding the treatment of this income under your local tax laws.

Requested Documents

Tax Treatment

All attachment-based materials, including the detailed land plot site plan, available plots, current pricing, villa specifications, floor plans, and the full investment pack, are included with this communication under “Land Plots Availability 2026.” Regarding legal documentation: in line with our standard practice, the complete legal documentation package is made available upon payment of the 100% fully refundable reservation deposit, which initiates your formal 14-day due diligence period. This structure ensures that legal documents are reviewed seriously by committed investors with full Developer support and complete transparency throughout.

Hotel Management Partners

Hotel Management Partners

We can confirm that MOUs are in place with both Nihi Sumba and The Datai Langkawi as we explore the operational partnership for the Rinjani Bay Hotel. Both represent the absolute pinnacle of luxury hospitality in the Asia-Pacific region, and their involvement at MOU stage reflects the caliber of the project we are delivering. As the finalization of these agreements and the hotel’s detailed plans are currently in an advanced and sensitive stage of negotiation, we are not in a position to share further specifics at this time. A formal announcement will be made at the appropriate juncture.

Developer Details

Who will be the counterparty signing the lease?

Who will be the counterparty signing the lease?

The same disclosure parameters apply. These are available to qualifying project-level investors through the appropriate channel, and we are happy to discuss what that process looks like if you wish to proceed to that level of engagement.

Rinjani Bay does not operate through a third-party escrow structure. Payments are made directly to the PT Rinjani Bay Development account, and the reservation deposit is 100% refundable within the 14-day due diligence window, no conditions, no friction. We are happy to facilitate introductions to our appointed legal counsel and notaries for independent verification, or alternatively you are entirely welcome to engage your own independent legal advisors, notaries, or consultants throughout the process. We actively encourage independent legal review as part of our commitment to full transparency.

Use of Facilities – 1BR Turnkey Villas

Use of Facilities – 1BR Turnkey Villas

Absolutely. The One-Bedroom Turnkey Villas form part of the integrated resort inventory, and owners and their guests will have full access to all resort facilities across the estate, both during personal use periods and as part of the overall guest experience offering.

Risk Disclosure & Insurance

Developer Details

During the construction phase, all villas and assets under development are covered under a Contractor’s All Risk (CAR) insurance policy, which includes force majeure events. Upon handover, this transitions to a comprehensive Property All Risk policy covering the individual villa and all common estate areas. Additionally, a Public Liability insurance policy is maintained across the project, covering third-party personal injury for guests, visitors, and contractors within the estate. In the event of destruction or major damage prior to completion, insurance proceeds are applied toward a full rebuild. In the unlikely scenario where a full rebuild is not feasible, all payments made by the Client are refunded in full. A detailed project risk register addressing force majeure, climate and coastal erosion risks, and operator-default scenarios is available as part of the formal due diligence package issued upon reservation deposit.

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