FAQ
DEYU is a lifestyle and longevity brand, firmly rooted in a love of natural beauty & excellence in architectural design
management
Our housekeeping team cleans the building, apartments and penthouses every day.
The building manager inspects the property at least three to four times weekly and is at the building daily when there are guests.
Our senior management team also visits all our properties several times a month.
The owner can contact the reservation team. If the unit is available, we will block it for them.
We have a preventive maintenance plan for all our properties.
The operational team is trained to highlight all maintenance issues regularly and contact the engineering team if needed. The engineering team comes as soon as possible to fix maintenance issues and repairs. If the issue requires unique skills, we call a third party to fix/repair it.
Marketing fee for Deyu is 12.5% on every booking, after the booking platform (Airbnb, booking. com) fee.
Management fee start at IDR 1 million per room per month which applies to all apartment and penthouse units of Deyu, to cover common area & building expenses such as security, cleaning and communal facilities.
We have a reservation team handling bookings and communication with guests before check-ins.
When the guests check in, the building manager welcomes them and explains the facilities, the house rules, and what to do around… The building manager will also be present during check-out to ensure nothing is broken and to thank the guests for staying with Deyu.
It depends on the unit and the period. For instance, we often ask guests to book at least four days for New Year’s Eve. For apartments, we start with a 2-night minimum stay. For penthouses, often 3.
We ask for a deposit upon check-in and give the deposit back upon check-out after we ensure the villa is in good condition.
We market Deyu on Online Travel agents (Airbnb, booking.com, Expedia, Traveloka…).
We also market Deyu through our online channels (website, Instagram accounts…).
And lastly, we also market Deyu with travel agents in Indonesia and internationally.
We talk and find a way to resolve these disputes. The termination clause is flexible enough to ensure disputes don’t escalate. Our vision is to build long-term partnerships with owners. If the owner does not wish to work with us anymore, we will make sure we separate in good terms.
We have a cancellation policy. Usually, cancellation 30 days or less before check-in is non-refundable.
1 year contract, renewed automatically.
Insurance is the owner’s responsibility. For minor damages caused by the guests, booking platforms (such as Airbnb Cover) cover the costs (under certain conditions).
The management company collects the revenue, pays all the taxes and operational expenses on behalf of the owner, and transfers the net income to the owner’s bank account every month.
When renting a villa short-term in Indonesia, there are two types of taxes to consider:
● PB1 (or PHR or Hospitality tax): Guests pay 10% of the bookings upon check-out. The property management company withholds and remits this amount to the local government. To declare your PB1 taxes, you need an NPWPD, a unique tax number associated with your property.
● PPH: taxes on the income (profit) of the property. The amount to be paid depends on various factors, such as the owner’s tax situation, residency, and property ownership. Generally, residents in Indonesia pay 10%, while non-residents pay 20% (tax credit claims can be made in specific jurisdictions).
3 months’ notice.
legals & purchasing
Yes, foreigners are allowed to own leasehold properties in their own name in Bali. This process does not require you to live in Bali, or apply for any sort of visa.
Leasehold ownership is a prevalent structure among non-locals, safeguarding their investment in the property. Registration/notarization of legal documents relevant to the property guarantees that the owner’s rights are acknowledged by the Indonesian and local government and pertinent authorities. *
*It’s important to note that while leasehold ownership provides a legal framework for non-locals to invest in property, potential buyers should carefully consider the terms and duration of the lease, as well as any restrictions or obligations associated with leasehold agreements. Additionally, engaging with a reputable legal advisor familiar with Indonesian property laws can further ensure the security and safety of the investment.
The leasehold is for 30 years, with an option to extend for a further 23 years in total. The owners will be provided a leasehold extension to their apartment every five years.
Each owner will pay the extension based on the size of their respective apartment compared to the total floor area of all apartments combined, based on land value only (see below).
To better understand this, we will provide an example below.
First, we will calculate the total extension value, using today’s market price for the land.
Total land size: 335 sqm (or 3,35 are)
Price / are / year: IDR 35,000,000
Total extension years: 5 years
Total extension value:
(price x land size x years) IDR 586,250,000 for 5-year extension
Next, we find out what the total share is of the apartment compared to the total floor space of all units combined.
Studio
Total unit size: 40 sqm
Total floor size: 864 sqm
Unit/floor 4,63 %
5-year extension for studio: IDR 27,143,375 or USD 1655
Extension per year: IDR 5,428,675 or USD 331
This means the extension for the studio will be 4,63% of IDR 586,250,000, which equals to IDR 27,143,375 for an extension of 5 years, or USD 1655 (IDR 16,400/USD exchange rate).
Using the same formula, here is an example of the extension for a two-bedroom apartment, which is 78 sqm on all floors (first, second and third floor).
2-BED APARTMENT
Total unit size: 78 sqm
Total floor size: 864 sqm
Unit/floor 9,03 %
5-year extension: IDR 52,938,375 or USD 3227.95
Per year: IDR 10,587,675 or USD 645.59
If the apartment building isn’t finished on time, you are financially protected. Penalties are in place to compensate for any construction delays, reducing your unit price for each day of the delay. This ensures that each apartment and penthouse will be delivered on time, with safeguards for any unforeseen delays.
We ensure construction quality by offering a 5-year warranty, significantly surpassing the typical one-year warranty in Bali. Our commitment to rigorous building standards allows us to confidently provide this extended warranty, ensuring your peace of mind. Additionally, our purchase contracts clearly outline the finishing materials, sanitary ware brands, and appliance brands that will be installed in your unit. This transparency holds us accountable for delivering high-quality finishes. (PT Hanuman Aria are also investors and owners of Deyu Apartments.)
Deyu’s management team takes care of everything on behalf of the owners, from marketing to staff management, preventive maintenance, paying all the bills, preparing financial reports, and paying taxes.
A real definition of passive income.
No, owners are not allowed to rent out their own units themselves. This way management can ensure and maintain the highest standard of service for all units that participate in the rental pool.
No, an Indonesian bank account is not required. Rental income can be transferred to your bank account anywhere in the world. Bank charges will apply, which are paid by the owner.
And also, many banks in Indonesia allow for non-residents to open an account, for those who wish to have a bank account in Indonesia.
Yes, owners who are not taking part in Deyu’s rental pool can customize their own interior. However, these customized apartments can no longer take part in the rental pool.
The majority of Deyu’s furniture is ordered and custom-made in bulk half-way the building’s construction progress. Switching to the Full Suite furniture package at a later stage will be extremely challenging as there is a possibility that the furniture can’t be duplicated. Also keep in mind, this time around the furniture is no longer ordered and produced in bulk, which could mean a significant increase of price.
For leasehold property purchases it is possible to appoint a Power of Attorney to sign documents on your behalf. So, the entire purchasing process can be done successfully without making the trip down to Bali.
With the only condition that Deyu’s management needs to be informed, anyone can sell their leasehold apartments to foreigners or Indonesian citizens, without any issue. All new owners will need to sign off on the management agreement.
Deyu optimizes its profitability by being strategically located walking distance, not driving, to all popular amenities, including beautiful beaches, popular branded restaurants, world-class sport facilities, schools, international golf courses and world-class spas. Also to add, Deyu is located in already established and developed areas, where available land is extremely limited. This combination of factors will no doubt generate fantastic ROIs.
Elevate Your Living Experience
Jl. Pantai Cemongkak,
Pecatu, Kec. Kuta Sel.,
Kabupaten Badung, Bali
- www.deyubali.com
- @deyubali
- deyubali