Casaverde Residence

The architecture draws on Mediterranean forms rather than the traditional open-sided Balinese pavilion. Arches, pale finishes and restrained natural materials set the tone, while enclosed, air-conditioned living spaces make the houses useful throughout wet weather and hot afternoons. That choice has consequences beyond appearance. Someone working remotely or travelling with children may welcome a more controlled indoor environment; a buyer seeking a completely open-air tropical house may want to see how much of the living space can actually be opened.

San Miguel is the larger home, with 183.14 square metres of building area published by the developer. Santa Clara is listed at 151.06 square metres. Each has two bedrooms. These are building-area figures, not confirmed plot areas and not independently measured internal floor areas. The distinction is material in Bali, where advertisements often combine land, covered terraces and building measurements differently. A comparison should be made from the original plans and land documents, not from whichever headline square-metre figure appears in an online catalogue.

Santa Clara is the neater, more compact interpretation of the concept. Its guest-accommodation description places the two bedrooms upstairs, each with bathroom access and an outdoor balcony, above an enclosed living area and private pool. The separation is useful for two couples or a small family: people can socialise below without turning the bedrooms into a thoroughfare. It also means stairs are part of everyday life. Guests with limited mobility would need to consider that practical detail long before being impressed by the interior styling.

San Miguel is described as having a garden in addition to its terrace and pool, giving it a slightly softer outdoor setting than Santa Clara. The villa also offers a kitchen, air conditioning, a balcony and private parking in accommodation listings. Its extra building area should not be confused with a verified increase in land area. Nor should an online listing’s separate total-area figure be treated as a replacement for the developer’s stated measurement. The usable space, outdoor boundaries and legal parcel need to be matched to the actual villa.

These are operating accommodation units rather than purely architectural plans. Both San Miguel and Santa Clara appear as named holiday stays, with separate booking information under Pertama Stay. That provides an opportunity to inspect a finished building, observe how it functions and ask for real operating records. It does not prove every ownership or building approval is in order. A rented home can be physically complete while the documentary evidence needed for a property acquisition remains unavailable to a prospective purchaser.

Completion dates in public records are imprecise. One development catalogue says March 2025; another has retained a fourth-quarter 2025 completion entry, while an accommodation platform identifies a 2025 opening. The practical conclusion is that the villas are represented as completed and in use, not that a particular legal handover occurred on one verified date. Anyone considering a resale should look beyond construction progress to the condition of pumps, air conditioners, waterproofing and the maintenance work carried out since guests began staying.

The official Casaverde website formerly positioned Santa Clara from IDR 4.89 billion and San Miguel from IDR 5.05 billion. It now shows a sold-out label for each. Those figures remain useful as historical context, especially when assessing a new asking price, but they are not confirmed opportunities to buy at the published amounts. Third-party portals still feature property-for-sale cards. An enquiry response or a generic project listing is not evidence that an owner has instructed an agent to sell a particular completed villa.

A particularly awkward discrepancy appears on one property portal: it shows a two-bedroom Casaverde offering with 334 square metres of living space. Neither official villa specification gives that figure. Other sources also disagree on bathroom counts or use the unqualified word freehold. None of these should be silently averaged or adopted as better information just because the listing is newer. They are reasons to insist on a named unit, floor plan, measurement basis, land title and the seller’s authority before moving from browsing to negotiations.

The published project address is on Jalan Mertanadi, Gang Wibisana, near the Seminyak–Kerobokan boundary in Badung. The developer supplies No. 50; accommodation listings may show the shortened No. 35 address. The local setting is not beachfront. It offers access to Seminyak’s established cafés, shops and roads towards the coast while retaining a private residential atmosphere behind the main streets. Whether that works in practice depends on the alley, vehicle access, noise and how often the household expects to travel across the area.

Casaverde marketing suggests a four-minute drive to Seminyak Beach. That is a promotional journey estimate, not a dependable everyday travel time. Traffic and the starting point change the experience, particularly when visitors are arriving at the same time. A sensible site visit would include approaching the villa by car and on foot, checking where luggage is unloaded and whether a normal family vehicle can negotiate the lane. The operator’s Santa Clara listing itself cautions that oversized vehicles are not well suited to the access alley.

The developer identity is clearer than the contracting structure. Pertama Property names itself on Casaverde’s website, while Pertama Stay is used for guest operations. Those roles should not be collapsed into one assumed legal entity. A prospective purchaser needs to establish which Indonesian company or landowner grants the relevant rights, which party can accept payment, who is entitled to sign an assignment and whether the current operator has any continuing contractual claim after a transfer.

The original commercial offering is described as a 24-year leasehold. In this setting, leasehold refers to rights under a lease contract rather than direct ownership of the underlying land. Its usefulness on resale depends on the date the term began, how many years remain and what the signed instrument permits. An advertised 24 years should never be carried forward as a fresh 24-year term merely because the property changes hands. Renewal language is equally dependent on exact contractual rights and the landowner’s obligations.

The word freehold on a separate directory conflicts with the developer’s own leasehold description. It is not evidence that a foreign individual could acquire a registered Indonesian Hak Milik land title directly. Land-title categories, a contractual lease and ownership of the building are distinct matters. The record to inspect is not a marketing label but the underlying certificate, the identity of its holder and the chain of contracts linking that holder to the rights actually being offered. Until those documents are seen, a clean ownership conclusion would be premature.

Building compliance is a second, independent question. Indonesia uses PBG for building approval and SLF to certify suitability for use. Pertama describes permit expertise at the group level, but a general corporate claim is not a substitute for the approvals for these specific villas. Neither the individual permit numbers nor the documents were established from the public material examined. The permissible use of the plot and any licences relevant to continuing short-stay operations also need to match the incoming owner’s planned business arrangement.

Rental projections appear throughout the developer’s advertising, including a 12–16% return illustration. Those figures are not verified returns earned by San Miguel or Santa Clara. The fact that the homes are taking guests makes a better assessment possible: request unit-level booking statements, net receipts, management charges, cleaning and maintenance invoices, pool and electricity costs, repairs and the owner’s own-use restrictions. The useful question is not what a sales brochure expects the Seminyak market to achieve, but what this exact villa has generated after expenses.