BIOM

The developer’s current master-plan catalogue describes 77 homes. Buildings numbered 12 to 14 contain studios and one-bedroom apartments, while other parts of the plan accommodate larger apartments, penthouses, townhouses and villas. The Nuanu partner page says the smaller apartment buildings are three storeys high, but that should not be read as a single building height for every home in the project. BIOM is marketed under one name even though its units differ markedly in entrances, outdoor areas, privacy and likely running costs. A brochure image of the overall development is therefore less informative than the individual floor plan and the precise boundaries of the space attached to a purchase.

Think of BIOM as a choice between living arrangements, not just floor areas. A studio or one-bedroom apartment may suit one person, a couple or an occasional Bali base. A penthouse adds room without requiring the upkeep of a private villa. Townhouses shift the balance toward outdoor space and separation between living areas; the developer’s listings include private pools on both townhouse variants. The villa offer goes further, with individual pools, decks and roof terraces appearing in the current catalogue. Those are meaningful lifestyle differences, but they do not tell a buyer what land interest or contractual right comes with the property. The legal documentation can differ across products in the same development.

The public price list, reviewed on 16 October 2026, begins at USD 145,000 for a 35 sqm studio. A listed one-bedroom residence covers 40–45 sqm and starts at USD 154,600. A 95 sqm two-bedroom penthouse is advertised from USD 280,000. The listed townhouses measure 101 and 132 sqm, while the three advertised villa formats show 164, 221 and 367 sqm. These are developer catalogue figures, not a live availability report or an independently verified survey. They also do not consistently explain whether an area refers to internal floor space, total built area or land. Some brokerage listings describe smaller internal areas for similarly named villas. Anyone comparing value across units needs a dimensioned plan showing what each number measures.

Biom Development Group is presented as the development brand by both its own website and Nuanu’s partner platform. The developer website identifies PT Biom Development Group in its footer and names Andrey Sutormin among its founders and executives, with architect Rustam Kerimov and ATOM Architecture Studio associated with the project. A commercial Indonesian company directory contains an entry for the same PT name, but the actual registry extract, ownership structure and signing authority have not been obtained. Nor has the relevant landholding entity been established from a title document. That does not negate the existence of the project or its named team; it simply keeps the identity of the legal seller separate from the identity of a public-facing brand.

Nuanu is a broader 44-hectare creative district rather than an amenity package belonging exclusively to BIOM homeowners. The operator’s own announcement says its first phase opened in August 2025 and describes a school, beach club, gallery and cultural facilities, wellness offerings and overnight accommodation in the larger district. This gives BIOM a real surrounding destination, not merely facilities on a future drawing. Still, admission policies, spending at venues, pedestrian routes and any special rights for residents must be checked independently. There is also a personal preference question: an events-oriented environment can be a reason to live here or a reason to prefer a quieter street elsewhere in Tabanan.

For the BIOM site itself, the sales materials describe a communal swimming pool, sun decks, landscaped courtyards, a café, an air-conditioned workspace, exercise areas and places for children. Nuanu’s detailed partner sheet adds a 20-metre pool with a jacuzzi, a residents’ barbecue space, yoga facilities, a lobby and reception. The larger district’s school or beach club should not be presented as on-site BIOM facilities. Even the dedicated BIOM amenities remain part of the construction promise until delivered and documented. What appears in a sales presentation should eventually correspond to a specification, maintenance arrangement, completion milestone and operating budget. Those documents matter especially where the property will be run by a central manager rather than the owner.

The developer describes construction as under way, and Nuanu’s partner material independently repeats Q4 2027 as the planned handover window. A brokerage page still carries a Q4 2025 completion date, clearly inconsistent with the current project communications. It is useful evidence of stale listings, not grounds to mark the homes complete. We found no accessible independent engineering schedule proving each construction milestone, and no project-specific building approval or occupancy certificate was available to review. In Indonesia, PBG concerns approval of building works, whereas SLF concerns a building’s fitness for use. Marketing that says construction is progressing cannot substitute for either the relevant permit or the eventual handover documents.

Tenure needs unusually careful reading here because the source material does not describe one consistent lease. The main BIOM site advertises a contractual 35-year term with a further 20-year option. Nuanu’s partner pages instead refer to 25.5 years from handover plus an additional 20-year period; another section describes an existing land lease with approximately 28 years remaining. These might reflect different land parcels, changing offers or different ways of counting a master lease, but the publicly available pages do not resolve the matter. A buyer should not treat any of these headings as a fixed entitlement. The signed lease, head lease, start date, assignment rights and enforceable renewal provisions determine the right.

A different structure is advertised for selected villas as “Freehold · HGB”, available through an Indonesian PT PMA company. This wording deserves more scrutiny than a simple explanation of freehold versus leasehold. Hak Guna Bangunan, or HGB, is a statutory right to build on or use land under defined conditions; it is not the same as a foreign individual personally holding Hak Milik land ownership, and it should not be treated as perpetual just because a marketing page says “no time limit”. The buyer would need to know which company holds the title, the registered term and its renewal basis, what interest in the company is transferred, and how the transaction affects liabilities and future resale. Indonesian ownership rules and any foreign-buyer thresholds must be applied to the actual transaction, not inferred from a sales label.

BIOM is also pitched as managed property. The Nuanu partner portal describes a rental pool, central guest services, maintenance, reporting and a proposed split of receipts: 60% to the investor, 20% to management and marketing, and 20% to operating expenses. The developer website mentions quarterly distributions and the ability to use the property personally outside rental periods. These are operator statements, not an audited history of income from completed BIOM homes. A model return says little about future net cash flow without expenses, vacancy assumptions, taxes, major repairs, the owner-use rules and clear provisions for leaving the rental pool. No projected yield should be mistaken for a contractual payment obligation.

The practical case for BIOM is therefore its setting and choice of homes, not a promise that every buyer will achieve the same investment outcome. There is a genuine distinction between the neighbourhood around BIOM, which already has operating attractions, and the units to be delivered under individual contracts. People considering a personal residence can focus on layout, actual access, privacy, construction specifications and the recurring cost of shared services. Those buying for rent have an additional set of questions about tenure, management incentives, marketing channels and exit liquidity. None of those questions makes the project automatically unsuitable. They do mean that a final choice should be made on a documented unit rather than the most attractive headline on a landing page.