An Awakened Escapes Sanctuary · Private investor portal
Bali is enforcing its rules.
Basuki is designed for them.
A 6.6-hectare estate being assembled around the Red Coral falls in Munduk, North Bali: eight villas, a restaurant and recovery sanctuary, a working coffee estate, and six eco-domes under their own brand. Partnered with the guardian family. Opening Q3 2028.
Raising USD 6.5 million.
Red Coral falls · drone photographThe challenge
Bali has started enforcing its own rules.
Land that is licensed, partnered and holds its own water is becoming the scarcest asset on the island.
Sources: Pemprov Bali (Perda 4/2026, Feb 2026) · Antara (May 2026) · Ministry of Tourism via TTG Asia (Jan 2026) · Antara Bali (Jul 2026).
The model
Not a villa development. An estate that is held, farmed and kept.
Eight villas on a 1.65 ha estate core. On the farmland above, six eco-domes under a separate brand, for retreats and independent travellers. Fourteen keys, held and operated as one estate by the guardian family’s company. No villa sales.
Rooms · the table · recovery · retail and day passes
The farm feeds the kitchen from the start; the coffee estate is planted on the further land in Phase 3.
The market
Bali keeps growing. The north is still open.
| Property | Location | Keys | Indicative rate a night |
|---|---|---|---|
| Capella Ubud | Tegallalang | 23 | From ~USD 1,070, incl. tax |
| Buahan, a Banyan Tree Escape | Payangan | 16 | From ~USD 950 |
| COMO Shambhala Estate | Payangan | 30 | From ~USD 665 |
| Munduk Cabins by Desa Hay | Munduk | 6 | ~USD 256–537 |
| Basuki | Munduk | 8 villas + 6 eco-domes | USD 600 base · 800 target |
USD 600 is the net villa rate; with Bali’s 10% regional hotel tax and a 10% service charge the guest pays about USD 725. Basuki takes the top of Munduk and still sits well below the Ubud estates. The North Bali shortcut road is due by the end of 2027, ahead of opening.
Sources: Horwath HTL (Mar 2026) · BPS Bali · rate snapshots 1 Oct 2026, which vary by date.
The asset
6.6 hectares around the Red Coral falls, with its own springs.
The further land holds the coffee estate and the six eco-domes.
The product
One estate, four reasons to come.
The villas
Seven one-bedroom villas and one two-bedroom, each alone in the forest with its own plunge pool. Adults only.
Design reference
The restaurant and sanctuary
Origin to table, with saunas, hot and cold plunges and treatments in the mist.
Pelago concept visualisation
The waterfall and the hikes
The Red Coral falls beside the estate core, and highland trails through Munduk’s coffee country.
Photographed
The farm
Coffee, fruit, saffron, vanilla and clove already grow here. More coffee and cacao go in next, then the kitchen garden.
Concept visualisationAbove the estate: six eco-domes, a separate brand for retreats and independent travellers, opening 2029.
Designs are concept stage and will change.
The numbers · projections, not promises
Phase 1: USD 0.51M EBITDA at the base rate. The whole estate: USD 0.83M.
Stabilised year, today’s dollars
| Base · $600 · 60% | Target · $800 · 55% | |
|---|---|---|
| Phase 1 (8 villas): revenue | $1.65M | $1.92M |
| Phase 1: EBITDA | $0.51M | $0.70M |
| Whole estate (14 keys): revenue | $2.2M | $2.6M |
| Whole estate: EBITDA | $0.83M | $1.13M |
The plan is built on USD 600 a night. USD 800 is the target.
Where the revenue comes from · Phase 1 at $600
The table serves guests and the walkers who pass on their way to the falls.
Projections from the Basuki financial model (October 2026), in today’s dollars. EBITDA is after payroll, operating costs, the landowner and operator fee and the 1% Steward Fund, before financing and excluding membership income. The whole estate adds Phase 2, the eco-domes (opening 2029) and the coffee farm, and depends on the further land, which is not yet signed. Projections are estimates, not promises.
The milestones
Villa block secured, design and partners in place. Permits are next.
Done
- Deposit paid and purchase LOI signed on the villa block
- Land remeasured, certificates updated with BPN
- Topographic survey and 3D model
- Pelago concept masterplan
- Farm and water plan
- The name blessed by the pemangku and the banjar
- The guardian family committed as partners
In motion
- Permits, targeted December 2026
- Lease LOI on the second parcel, being signed
- Top of the falls, plantation and adjoining land: terms agreed in principle, LOIs being issued
- Eco-dome supplier quote
- Independent cost plan
- Company structure, with counsel
- Water study
Next
No build money is drawn before permits.
The phases at a glance
The estate opens complete in Q3 2028. Then depth, then land.
Phase 1 · The estate · opens Q3 2028
Eight villas, restaurant and gym, pools and recovery, temple, back of house, water and power. All four revenue lines from the first night. Includes the land, reserves, raise costs and the build buffer.
Phase 2 · The quiet layer
Tea house, private wellness pavilion and yoga shala. Longer stays, retreats and a stronger rate.
Phase 3 · The land, the farm and the eco-domes
The top of the falls, a plantation block and adjoining land: to protect the falls and their catchment, plant the coffee estate, and add six eco-domes under their own brand (opening 2029).
USD. Bali’s active hotel pipeline is 5,641 rooms across 45 hotels, the majority in Canggu, Jimbaran/Uluwatu and Ubud (Horwath HTL, Mar 2026). Basuki adds 14 keys in the Munduk highlands, outside that cluster.
The sustainable goals
1% of revenue to a Steward Fund. Over 90% of the estate core stays farm and forest.
Partnered
The guardian family are partners as well as landowners: they sell the villa block, lease the second parcel and will operate the estate. They are proposed to hold a seat on the project company’s board, subject to counsel, and carry the culture and customs of the land. Their family company will run daily hospitality, so the jobs stay in the village.
Protected
1% of revenue funds a Steward Fund governed with the family and the banjar. About 9% of the estate core is built. The springs are measured every dry season, and the kitchen runs zero-waste, fed by the farm.
Aligned with the UN Sustainable Development Goals.
The team
Founder-led, family-operated.
Barry Magliarditi
Founder
22 years building businesses in Australia and South-East Asia. Founder or co-founder of eleven companies and ventures, including The Game Changers, through which he coached and mentored hundreds of business owners. Built Fusion Wellness to five locations in Bali and Phuket. Two published books.
Logika
Hospitality lead
Ten years in hospitality management.
Bapak Putu
Agriculture lead
Leads Basuki’s farm plan and farm team.
Pelago
Architecture and landscape
Bali luxury design studio. Designed the Basuki concept masterplan.
Indonesian counsel
Legal and tax
Indonesian legal and tax counsel to the sponsor, engaged for the land, the structure and the permits.
The ask
USD 6.5 million to build the whole estate.
Sought: about 30% of the total raise as secured debt, the balance as equity and founding memberships, disbursed by tranche. The main close is targeted for Q1 2027, after permits, with groundbreaking in Q2 2027. Permits are targeted for December 2026, and no build money is drawn before permits.
In place: villa block under deposit and signed LOI · BPN-remeasured title · guardian family partnership · Pelago masterplan · farm and water plan.
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