LOA Villas in Bali: the projects, the track record and the contract behind the brand

Who appears in the public record

LOA Villas presents itself as a small-scale villa developer working across Kedungu and the Bukit Peninsula. Its website footer names PT Loa Real Estate, giving buyers a company name to investigate rather than only a marketing identity. What the website does not establish is whether that entity owns or leases a particular site, has authority to grant the proposed rights, or will sign the purchaser's agreement.

There is also a second brand in the picture. Kalani advertises Rahime Cubes, Villa Maihan and Villa Bayu, all of which appear in LOA's portfolio. Dariusch Zadeh is identified by LOA as a co-founder and by Kalani as its founder. The overlap is tangible; the legal relationship is not. A purchaser coming through either sales channel should ask for the same project-specific corporate and land documents rather than assume that both websites represent one contracting company.

What the sources support

For Luxury Huts 2.0, LOA publishes five payment stages: 5% reservation, 30% at due diligence and deed signing, 30% after foundations, another 30% after structure and roof, then 5% at handover. Maihan and Bayu show a different stage schedule. Knowing these figures helps a buyer negotiate a contract that matches the brochure. It does not, on its own, establish independent milestone certification, escrow protection, refund rights or construction warranties.

We did not independently verify an Indonesian corporate extract for PT Loa Real Estate, the land title of any individual site, building approvals or a separate contracting entity for Kalani from the public material reviewed. Indonesia's AHU service is a route to checking corporate records, while the official SIMBG system handles building approvals and fitness-for-use certification. Neither general government resource is evidence that a particular LOA villa has secured the necessary documents.

FAQ

Projects and buyer context

The advertised range covers quite different products. In Kedungu, Moroccan Cubes is shown as a one-bedroom project from US$139,000, while a two-bedroom Luxury Huts 2.0 villa is advertised at US$219,000. LOA lists three one-bedroom villas each for Maihan and Bayu in the Uluwatu area, both from US$179,000. These are developer-published indications, not verified inventory or binding quotations as of 18 October 2026. LOA also states that transactions are settled in Indonesian rupiah, so the conversion and actual payment amount belong in the offer paperwork.

Land tenure matters more than the headline price. Luxury Huts 2.0 and Moroccan Cubes are advertised with a 25-year contractual lease and a further five-year period; Maihan and Bayu are marketed on a 25-plus-10-year basis. A promised extension needs to be tested against the landholder's title, the wording of the lease, the consideration payable on extension and the ability to assign the remaining term on resale. It should not be treated as registered freehold or assumed to begin on the handover date without checking the contract.

The investment figures are not interchangeable either. Luxury Huts 2.0 uses a forecast net-yield range of 8.5–9.5% after its stated costs but before tax, based on high occupancy assumptions. The Maihan and Bayu pages use projected annual ROI figures with different occupancy cases. None is an independently verified rental history. LOA describes a handoff to an external rental-management partner and publishes a 15% management commission; buyers still need the actual operator agreement and a full operating-cost schedule.

LOA's Kedungu projects are positioned on Bali's western coast near Pigstone Beach. Maihan and Bayu are marketed around Uluwatu on the Bukit Peninsula; Kalani associates Maihan with the Balangan area. A guest choosing a quieter west-coast base is not making the same booking decision as someone looking for access to southern surf breaks. Local demand, travel times, service coverage and the competitive set need to be examined separately.

There is a specific land-use question as well. The company promotes green surroundings and protected views in Kedungu. An attractive view today is not proof of control over adjoining land tomorrow. Ask for the precise plot identification and, where a protected outlook is being sold as part of the value, the signed legal instrument that makes it enforceable.

Observable track record

LOA's portfolio distinguishes developments being marketed from villas it describes as delivered and operating. It dates Villa Rangi in Umalas to 2022 and Villa Malie in Tumbak Bayuh to 2023. For Luxury Huts in Kedungu, the company publishes on-site photographs alongside earlier renders and labels the comparison July 2026. These are practical starting points for a site visit and for speaking to existing owners, not independently authenticated completion records.

Rahime Cubes is where the public descriptions stop aligning. LOA lists six units in Uluwatu and calls the development sold out. Kalani says four units have been delivered. The difference might relate to phases or to the way each brand counts its work, but neither website resolves it. Claims about the number of completed properties should therefore be tied to identified units and documentary handover evidence, not added together across the two sites.

What to check