Dragon Stone Villas & Suites

Dragon Stone is also a useful example of how Bali's redevelopment market differs from buying into a conventional new-build apartment scheme. EVDEkimi describes its business as acquiring or working with existing properties, improving buildings and facilities, and placing the finished accommodation into professional rental operation. Dragon Stone remains labelled as a redevelopment on the company's sales pages. Meanwhile, accommodation websites carry actual room inventories and reports from guests. Both may be true if the property was brought into service in stages, or if marketing pages simply lag behind operations. Neither explanation should be accepted as fact without a works schedule and handover documentation for the selected unit.

The mixed collection appears coherent across sources. EVDEkimi specifies ten villas and eight apartments; Trip.com separately lists villas V1 through V10 and apartments A1 through A8. The overlap supports a single project identity rather than unrelated phases using a shared brand. Room categories, however, are not legal subdivisions. A booking portal can combine rooms, change sleeping arrangements or use a broad area figure to help travellers choose accommodation. Ownership transactions require the opposite kind of precision: an identifiable physical unit, boundaries or an agreed plan, a seller entitled to transact, and a clear description of the interest that passes to the buyer. A room designation alone does not supply that information.

The immediate landscape is one of the development's distinguishing features. Property descriptions emphasise rice-field outlooks and a relatively quiet northern Ubud setting. For visitors, that can be part of the reason to stay. For a buyer, it is necessary to consider the outlook and the property independently. A neighbouring paddy is not protected by a villa purchase unless enforceable rights or land-use restrictions actually support that expectation. Irrigation access, potential neighbouring construction, drainage in heavy rain and the narrowness of the final approach can influence both personal use and guest reviews. An attractive view on today's booking page should never be presented as a perpetual entitlement.

Location evidence is more specific than the simple label 'Ubud'. Trip.com and Skyscanner give the accommodation address as G7F7+6CX, Tegallalang, Gianyar, Bali. EVDEkimi places the property a short walk from Pyramids of Chi, whose own website lists Jalan Kelebang Moding No. 22. A separate professional reference uses Suweta, Ubud. Those descriptions seem to concern the same northern fringe of the Ubud visitor area, but the exact cadastral plot and village classification have not been checked. The plus code is a helpful navigation lead rather than a certified boundary survey. Nor should the company's office address in Canggu be confused with the project's address.

The strongest publicly available sale plan is for Apartment 2. EVDEkimi identifies one bedroom measuring 14.42 square metres, a 33.67-square-metre living and kitchen area, a 7.69-square-metre bathroom and a 6.95-square-metre terrace. Two overall measurements also appear: 55.80 square metres and 62.73 square metres. Another template field refers to 62.75 square metres as land area. That wording is not enough to establish an individually owned land parcel beneath an apartment. The most useful reading of the plan is therefore practical rather than legal: there is a proper sleeping room, a separate living and cooking zone and an outdoor terrace. A sale agreement needs its own consistent statement of what area is being purchased or leased.

Apartment pricing is not uniform. In EVDEkimi's public portfolio, Apartment 6 is advertised at USD 150,000, Apartment 8 at USD 160,000 and Apartment 2 at USD 190,000. Travel listings present several A-series apartments as approximately 54-square-metre guest units. Those figures may be relevant when thinking about usable space, but they should not be substituted for a signed drawing or contractual area. There is even a bedroom-count discrepancy for A2: the developer's sale page identifies one bedroom, while a hotel booking description can show two. It may be a data error or a different guest configuration; the sources do not resolve it. A buyer choosing Apartment 2 should ask for the actual floor plan and an on-site inventory, not force the listings into agreement.

The villa collection adds another dimension. Villa 5, described as a two-bedroom villa in EVDEkimi's sale portfolio, carries an asking price of USD 265,000. Booking portals list two-, three- and five-bedroom accommodation within the wider complex, including a larger V6. These different capacities are meaningful for families, groups and potential short-term rental demand. Yet they should not be taken to mean that every accommodation unit is on the market or that hotel floor-area labels match saleable building area. Travel portals offer room sizes for several villas, sometimes covering extensive outdoor accommodation. Without approved plans and individual property schedules, those measurements are not interchangeable with construction areas in a purchase agreement.

The balance between private and shared facilities is important here. The original Dragon Stone concept includes ten private pools, a communal pool, a restaurant and guest parking. Current booking pages support the existence of swimming facilities, parking, breakfast service and guest assistance; some also mention a bar. They are less consistent about whether there is an operating restaurant on site. This should be treated as a question of current service provision, not a reason to describe a fully functioning restaurant as confirmed. The distinction has financial consequences too. A communal pool, landscaping, catering area and reception team all have costs, and those costs must be allocated somewhere. Purchasers should understand which expenses are borne by the operator and which are ultimately passed to individual owners.

There is credible operational evidence. Booking.com offers Dragonstone Villas & Suites — Peaceful Rice Field Retreat to visitors and carries first-hand guest feedback. Other travel platforms list named accommodations across the full V and A inventory, while external review summaries include stays in September and October 2026. That is much stronger evidence of physical use than a rendering or a proposed opening date. It is not the same thing as evidence that every villa has been handed to a buyer, however, or that all structures have the necessary building and operating documents. A guest can have a perfectly good stay in a place whose ownership and permitting history still needs independent examination before an asset transfer.

The timeline illustrates the difference. The developer's Apartment 2 page gives January 2026 as project completion while preserving the redevelopment status. Trip.com identifies 2025 as the accommodation's opening year. Neither entry is a signed certificate of completion for all eighteen units. At the time of this review, actual accommodation activity in 2026 is well supported, but the formal closeout of redevelopment works remains unverified. This is especially relevant where a sale takes place after the first guests have arrived: a buyer should know whether warranties, retained construction obligations and repair responsibilities belong to a contractor, a developer, an operator or the person acquiring the lease.

EVDEkimi's role is identifiable at brand level, but a buyer should not stop there. The company presents Dragon Stone for investment, describes redevelopment work and advertises a management service. Trip.com, by contrast, names PT Semer Manajemen Properti as the accommodation host. Hosting is a commercial role, not proof of title to the land and not necessarily proof of authority to assign a long-term contractual interest. The contract file should connect the underlying land-right holder, the party legally able to grant the buyer's interest, the company collecting the purchase money and the business managing guest stays. Different parties may legitimately perform these roles, provided the relationships and obligations are documented.

The entry asking price currently visible in the developer's catalog is USD 150,000 for Apartment 6. The other identified offers move upward to USD 160,000 and USD 190,000 for apartments and USD 265,000 for the two-bedroom Villa 5. These are dated public asking prices, not verified transaction values or assurances of current availability. A price difference can reflect location within the compound, view, condition, included fit-out, guest performance or a different remaining lease period. EVDEkimi's general purchase page mentions a 30% initial payment followed by 70% on closing, but no unit-specific Dragon Stone payment schedule was available for verification. That company-wide description should not be inserted into a particular apartment contract by assumption.

Tenure is the largest gap in the public material. EVDEkimi generally describes notarised leasehold transactions and promotes a priority to extend contractual rights for a long period. We did not see an executed Dragon Stone lease, a land-title extract or the individual agreement for Apartment 6, Apartment 8, Apartment 2 or Villa 5. Consequently, the exact initial term, remaining years, beginning date, renewal price and assignment conditions cannot be stated as confirmed project facts. Marketing language about very long extensions is especially easy to misunderstand: a priority to negotiate or extend on defined conditions is not the same as a perpetual right or an automatic, cost-free renewal.

Indonesia's land framework makes these distinctions important rather than technical. Hak Milik is land ownership and cannot simply be registered directly to a foreign individual. Hak Pakai is a separate form of use right with its own conditions. Hak Guna Bangunan concerns the right to build or use land for building under a defined title; its holder need not be the person buying accommodation. A contractual lease, or sewa, is different from those registered land interests. The name 'suite' does not establish ownership of a separate strata unit, and the phrase 'villa ownership' in a brochure does not identify the deed or counterparty. Dragon Stone's underlying land title and the unit-by-unit legal structure were not available in the materials reviewed.

Building and tourism use require a similarly precise file. PBG is Indonesia's building approval framework; SLF concerns whether a completed building is fit for use. The relevant documents depend on the works and the buildings involved, and an existing property undergoing redevelopment may raise different questions from a newly constructed one. Public booking availability is not a substitute for checking these records. No project-specific PBG, SLF or verified land-use compatibility document was located in the accessible sources. Their absence from public search results should not be reported as proof that they were never issued. What matters before purchase is seeing valid documents that match the actual plot, buildings and intended guest activity.

The investment proposition deserves a different kind of scrutiny from the visitor experience. EVDEkimi advertises management, promotion on booking platforms, guest communications, maintenance, cleaning and reporting. Those activities can be genuinely valuable to an owner who lives abroad, but they have to be priced and defined in a management agreement. The brand also makes claims about first-year fixed returns and higher projected performance. We did not review a signed undertaking for Dragon Stone or a unit-level cash-flow statement. Neither a property-wide occupancy claim nor a positive collection of guest reviews can establish what a specific buyer will receive after operator fees, taxes, utilities, platform commissions, insurance, repairs and furniture replacements.

Operating costs will differ between an apartment and a private-pool villa. A villa may command a different guest profile but requires its own water treatment, equipment attention and outdoor maintenance. An apartment offers a smaller private footprint, while relying on common-area quality and shared services. The useful comparison is therefore not simply price per advertised square metre. It is the specific right obtained, the actual condition of the premises, expected owner charges, permitted uses and the quality of financial reporting. Before using a rental forecast, a purchaser would benefit from historical monthly statements for the chosen numbered unit, including occupancy, average rates, cancellations, expenses and the amounts paid out.

Personal-use arrangements matter as much as income for some buyers. A privately owned interest in a villa does not necessarily mean its holder can block any date after committing the property to an operator. Holiday calendars, peak-season restrictions, minimum-stay rules and the cost of removing nights from the rental inventory belong in the management contract. Likewise, the presence of a kitchen, air conditioning or a work area in guest descriptions should be checked against the fixture and furniture schedule that transfers with the unit. An owner may value occasional long stays in Ubud more than a maximum rental schedule, but the purchasing arrangement must actually allow that pattern.

Finally, the exit route deserves attention at the point of entry. A short-stay property may look straightforward while a professional operator is filling the calendar, but a future purchaser will care about the remaining term, the right to assign it, any landlord consent requirement and whether the management agreement can be transferred or terminated. Refurbishment costs can recur well before a lease expires, particularly with pools and intensive guest use. Someone expecting fee-simple ownership of Indonesian land, an unconditional rental guarantee or a perfectly standard condominium title will not find enough support for those assumptions here. The more promising buyer is one comfortable with a mixed villa-and-suite hospitality environment, provided the underlying rights and operating economics are verified for the chosen unit.

Dragon Stone therefore has an identifiable physical product, a reasonably narrow geographic lead, four published sale offers and credible evidence of guest operations. It also has meaningful gaps that cannot be closed by repeating the developer's marketing. The sensible decision is to choose the exact unit first and then match it to the land-title chain, signed tenure documents, approved plans, relevant permits, operating statements and management costs. The lower apartment asking price and the more expensive Villa 5 option can be compared intelligently only once those materials show what each buyer would actually receive and owe over the life of the investment.