Aura Villas, Bali
A Real
Case Study
A Real Project, Start to Finish
How Building in Bali Works
A lot gets said about Bali property investment. This is what it actually looks like. From the day we bought the land to the first guest checking in, month by month.
The Aura Villas project ran from January 2019 to January 2020. Twelve months from land to handover. By year three of management, the property was at 97.7% occupancy.
Month by Month
Construction Timeline
Jan 2019
Land Purchase
Finding the right land is the most consequential decision of the whole project. We sourced a site with road access, verified zoning, and completed due diligence before any money changed hands.
Jan 2019
Architectural Design
Professional plans drawn to the specific land dimensions and client requirements. 3D renders, floor plans, and full construction documentation completed before ground was broken.
Feb 2019
Access Road
A sealed road was built through an adjacent rice field to connect the site. Getting this done early keeps everything else on schedule.
Mar 2019
Footing
Excavated to bedrock and poured reinforced concrete footings. Bali's volcanic soil varies considerably across sites, so this step gets done properly rather than quickly.
Apr 2019
Foundations
Reinforced concrete foundations with heavy gauge steel. This is where corners get cut on cheaper builds. We do not cut them here.
May to Jun 2019
Slab
Concrete slab poured with steel reinforcement and river rock aggregate. Carries a 5-year structural guarantee.
Jul to Sep 2019
Interior Forms
Walls built using Citicon lightweight concrete bricks. These perform better in tropical conditions than standard clay brick and are easier to work with on complex architectural forms.
Oct 2019
Pool
Reinforced concrete pool shell with waterproofing membrane applied. Pool construction happens mid-build so it integrates cleanly with the landscaping and terracing that follows.
Nov to Dec 2019
Interior Finishing
Volcanic tile feature walls, joinery, and surface finishes installed. The materiality of a Bali villa matters more than most clients expect at the start of the process.
Dec 2019
Landscaping
3D layout drawings produced before any planting started. Landscaping carries a 3-month warranty on all plants and installations.
Jan 2020
Furniture
Custom furniture produced at our factory partner. Everything made to specification for the space rather than bought off the shelf.
Jan 2020
Interior Design
Professional installation and final styling. Keys handed over.
The Numbers
The Outcome
The villa opened for bookings in early 2020. Then a global pandemic arrived. What happened next says something about the resilience of well-managed Bali property.
92%
Occupancy in 2020
First operating year
97.7%
Occupancy in 2022
Post-pandemic recovery
69.8%
Value + occupancy growth
2020 to 2022
44%
Airbnb average
Bali market benchmark
Occupancy figures are gross. Past results do not guarantee future performance.
What Drives the Numbers
Villa Management
The 97.7% occupancy figure did not come from listing the property on Airbnb and hoping for the best. It came from active platform management, dynamic pricing, professional photography, prompt guest communication, and a cleaning operation that turns the villa over without gaps between bookings.
The Airbnb market average in Bali sits at 44% occupancy. The gap between 44% and 97.7% is almost entirely a management problem, not a property problem.
Balitecture manages this property the same way we manage every villa in our portfolio: full service, performance-based, with financial reporting so the owner can see exactly what is happening and why.
Further Reading
Build and Investment Guides
What Does It Cost to Build a Villa in Bali?
Real construction costs from $1,000 per sqm. Budget examples for 1-3 bedroom villas with a full breakdown by build tier.
Read More →How Much Rental Income Does a Bali Villa Generate?
Real nightly rates, occupancy data, and net yield breakdowns. Two worked case studies showing what investors actually take home.
Read More →The True Running Costs of Owning a Bali Villa
Staff, utilities, insurance, maintenance, management fees, and tax. Full cost tables by villa size from our managed properties.
Read More →Start Building
Build Your Own Villa
If you are thinking about a Bali build, start with a conversation. We will tell you what is realistic for your budget and timeline, with no obligation to proceed.