Vesica Property Developments: the Amed project behind the brand

Who appears in the public record

Vesica Property Developments has a narrow geographic focus: Amed on Bali’s northeast coast. Its public track record is anchored in Vesica Villas Celuke, a small hillside development rather than a collection of unrelated launches across the island. The company markets nine two-storey, three-bedroom pool villas, with shared access and maintained common areas. Buyers can therefore investigate a defined site, individual villa numbers and a visible construction history instead of relying on a long list of conceptual projects.

The business describes itself as an Indonesian company incorporated in 2023. Its own website names Richard Stokoe as operations director and Daniel Hemingway as administration director. The pages also alternate between “PT Vesica Property Developments” and “PT Vesica Property Development”. Those names should not be treated as interchangeable legal identities without a company extract. Nor does a project name tell a buyer which entity is entitled to sign the sale documents and receive the purchase funds.

Vesica also promotes land advisory and villa management services. That wider service offering may be convenient for an overseas owner, but development, the transfer of property rights and day-to-day rental operations are distinct responsibilities. A single brand does not make every promise enforceable against the same party.

What the sources support

There is credible evidence that this is an active project brand: a corporate site, identifiable location, dated construction articles and a specific handover report. None of these establishes financial strength, clean title, permits for every villa or the identity of the eventual contractual seller. The reviewed public material did not provide independently verified company registration documents, title certificates or a complete set of building approvals.

The biggest legal distinction is between the company’s “freehold” sales language and what it actually describes. Vesica markets Hak Guna Bangunan (HGB), a time-limited Indonesian right to build and hold buildings on land, often held by an eligible Indonesian legal entity. Its proposed route for foreign investors uses a PT PMA, an Indonesian company with foreign investment, rather than personal perpetual freehold title. One developer article says the initial term expires in 2048 and claims an assured extension through 2073. Indonesian rules provide for extensions and renewals subject to the applicable title and legal requirements; the website alone cannot guarantee the extension of any particular certificate. The underlying title, holder, expiry date and contractual obligations must be checked for the villa in question.

FAQ

Projects and buyer context

The core product is a three-bedroom pool villa inside a nine-home compound, not a condominium unit. Current inventory is unclear: the project page carries a sold-out title while its body copy still advertises one remaining villa. Older asking prices elsewhere on the website should not be mistaken for a live offer. The seller and the type of transfer may also differ if a unit is being resold by an existing owner rather than sold directly by the developer.

Operational costs deserve as much attention as the purchase quote. Vesica’s property management page offers online marketing and booking support at 15% of gross rental revenue, or a broader management service at 20%. Its FAQ allows for other pricing depending on the service scope. The Celuke sales page separately states that 1.5% of villa sale proceeds goes into a communal maintenance fund. That allocation is not an annual rental-management charge; owners need to understand what the fund covers, who controls it and what happens when it is insufficient.

Return illustrations are less consistent than the fee menu. Different project pages cite 15% and 18.2% annual returns and assumptions about occupancy. They are marketing projections, not audited owner statements. Net income would still depend on achieved nightly rates, empty nights, platform and management charges, tax, repairs and reserve contributions.

Celuke sits above the Amed area in Karangasem, with the project positioned around coastal views and a quieter setting. For a buyer planning to spend time in the villa, the setting may be central to the decision. For an owner expecting holiday-rental income, the relevant comparison is with other well-run villas in Amed, not with headline occupancy claims drawn from Canggu or Uluwatu. Local guest demand, access, property upkeep and the practicalities of managing a hillside site should shape the operating budget.

Observable track record

The developer’s updates provide a useful timeline. Site preparation for Celuke is dated to September 2023, followed by construction photographs and reports from 2024. A July 2025 article documents what the company describes as the handover and house-blessing ceremony for Villa 8. That is a more tangible milestone than a rendering or a reservation announcement, although a corporate blog post is not an independent handover certificate or land-registry record.

Its construction dashboard now marks seven villas as complete while keeping June 2026 completion dates against two others. Older copy on the sales page still refers to finishing the full development by the end of 2025, whereas newer updates aimed for mid-2026. No independent evidence reviewed for this profile establishes that all nine villas had received final handover and occupation documentation by 18 October 2026. A purchaser should ask about the specific villa being offered rather than infer its condition from a project-wide headline.

What to check