De Vello

The developer publishes the address as Jalan Kintan No.1, Tibubeneng, Kuta Utara, Badung Regency. Berawa is the local neighbourhood; Tibubeneng and Kuta Utara are the administrative references that help identify the site. Some brokerage portals categorise the same property under Umalas. That broader market label does not by itself describe a second De Vello development. For a buyer checking schools, beach access or the journey to Seminyak, the actual entrance and route matter more than whichever lifestyle district a listing chooses. Claims that the beach is only steps away should not be treated as a measured walking distance.

Mirah is clearly the public development brand. Its Russian-facing corporate website identifies Mirah Investment & Development as the trading name of PT Mirah Global Investment. That is useful evidence of the brand behind the project, but it is not a land-title extract and does not establish which entity will sign an individual sale or lease. On a substantial overseas property purchase, the distinction matters. The party that markets the home, the holder of the underlying land right and the business contracted to manage rentals may be different entities. The agreement must make their responsibilities and payment arrangements intelligible.

There is a more fundamental inconsistency in the published inventory. Mirah's current English and Indonesian project pages describe three villas. Its launch announcement dated 31 October 2023 described nine, in three- and four-bedroom forms. Several property platforms still use nine; one local listing describes eight. Nothing reliable in those sources supports splitting the name into separate phases to make the numbers work. We therefore treat De Vello as one identified development, record three as the quantity currently given by its dedicated official listing, and leave the final site inventory open. The distinction between the total built and the number still being marketed also needs clarification.

The core layouts are easier to pin down than the unit count. Mirah advertises a three-bedroom villa with 368 square metres of building area, a private pool and outdoor living space. Its Indonesian page also lists a four-bedroom version at 425 square metres. An older version of Mirah's own listing gave a 195-square-metre plot for the three-bedroom house and described four bathrooms and private parking. Other portals quote 598 and 1,100 square metres for their three- and four-bedroom stock. Those figures cannot safely be assumed to represent the same measurement. Internal floor area, gross built area and land size answer different questions; a buyer needs the dated floor plan and area schedule for the actual villa rather than a blended price-per-square-metre calculation.

For daily use, Mirah's published offer includes a gated setting, round-the-clock security, reception support, a personal pool for each villa and outdoor lounging space. It advertises natural and locally sourced interior materials, and the more recent official pages say the villas are supplied semi-furnished. That last word deserves attention. A house that looks complete in promotional material can still need significant spending on furniture, appliances, household equipment and the supplies needed for holiday rental guests. A signed specification is more valuable than a long amenities list. Broker portals sometimes display a gym, restaurant and coworking facilities, but the official De Vello description does not clearly establish those as shared facilities for this particular development.

Price signals are inconsistent even across Mirah's own language editions. The English project page and a separate Mirah site show a starting price of IDR 12.5 billion, while the Indonesian edition shows IDR 11,801,440,000. Neither page explains the gap or identifies which exact villa is available at that figure. A buyer should work from a current unit-specific quotation with the currency, included furniture, taxes, legal costs and payment recipient specified. The dollar equivalent displayed in some marketing is expressly indicative; Mirah says transactions are to be settled in Indonesian rupiah. A headline price is not yet the full amount required to acquire and prepare the home.

The ownership proposition needs a similar separation between advertising and enforceable rights. Mirah promotes a contractual leasehold option described as 100 years, alongside a company-based route that its marketing calls freehold. Indonesian law does not allow a foreign individual simply to register Hak Milik, the land ownership title, in their own name. Hak Pakai is a regulated right of use; Hak Guna Bangunan concerns rights to build and use land under defined conditions. An Indonesian foreign-investment company, or PT PMA, is a different legal person from its shareholders. Any company structure must be assessed by identifying the land-title holder, the permitted use, the company's actual rights and what the purchaser receives. The word freehold on a brochure settles none of those questions.

A century on a sales page is not equivalent to a hundred years of confirmed and unconditional possession. The initial lease term, its commencement date, any separate extension periods, future payment obligations and the landowner's duty to extend all have to come from the executed documents. At least one third-party portal markets an additional 50 years, but no project-specific signed agreement was available to substantiate that right. Building authorisation and permission to use a finished building are separate questions too: PBG relates to building approval, while SLF certifies that a building is fit for use. We did not obtain De Vello-specific PBG or SLF documentation, and no conclusion about their existence or absence should be drawn from that gap. Permissions for any planned short-stay rental operation remain unit- and site-specific.

The handover story is unresolved. Mirah's English portfolio index currently marks De Vello operational, whereas its Indonesian and Chinese portfolios still list it as under construction. Brokerage information points to a fourth-quarter 2026 target, with one local seller naming December. As of 16 October 2026, we could not verify a handover certificate, applicable SLF or evidence that a particular villa has been delivered ready for occupation. The conservative description remains under construction with a delivery date to confirm. That affects anyone arranging a move, arranging financing against a fixed date or expecting a rental business to start immediately. Until delivery and the legal framework are documented, the project's most dependable attributes are its described layout and location, not projected income or capital appreciation.