Eternal Villas

The project can be linked directly to Arconique Development rather than only through broker claims. Arconique posts updates on Eternal Villas through its own company account and describes an ongoing build. The group’s name is a development brand, though, not a substitute for the legal identity of the Indonesian party selling or leasing rights. A buyer needs to know which company signs each agreement, which party controls the underlying land, and who receives deposits and construction payments. Those roles may sit with different entities. Public promotional pages do not establish the chain of authority between them.

Two villa configurations account for the published inventory. The six S-series homes have two bedrooms, approximately 141.7 square metres of stated building area and plots listed at about 107.9 square metres. The two P-series villas are larger, with three bedrooms, 218 square metres of stated building area and plots of 124 square metres. These are brochure and listing measurements, not a surveyed statement of usable interior space. The land area is not an additional room area, and the difference matters when comparing a compact two-bedroom design against a three-bedroom home that may be advertised at a substantially higher price.

Architecture is the project’s clearest distinguishing feature. Spanish practice NŌ Architects is associated with Eternal Villas in independent architectural coverage, and Arconique has publicly acknowledged the collaboration. The two-bedroom design is described with bedrooms on a lower level and the main living room and infinity-edge pool above, along with a garden, generous glazing and a small workspace. That produces a very different daily experience from a conventional villa laid out around a pool at ground level. It is also why approved plans and an inspection of the actual build carry more weight than computer-generated interiors or a list of imported finishes.

The vertical arrangement has practical trade-offs. A couple or two friends might enjoy the separation between sleeping and social areas; a household travelling with children, an older guest or someone with limited mobility may find the stairs inconvenient. A pool above part of the home makes waterproofing, access to filtration equipment and long-term maintenance especially relevant. Claims about smart sensors, durable plaster or advanced pool systems should be checked against the as-built specification and warranties. High-concept architecture can be compelling without being maintenance-free.

Geographically, Eternal Villas belongs to Ungasan in Kuta Selatan, Badung, not to a beachfront strip. Rise Real Bali places it on Jalan Kahuripan II, although no public cadastral plot reference or independently confirmed project entrance coordinate was available for this review. The address therefore identifies the best reported street and neighbourhood, not a verified parcel. Beaches such as Balangan, Dreamland, Bingin and Melasti are destinations for a drive or scooter trip. This can work well for a buyer who wants a base for exploring the peninsula, but it should not be sold as walk-out beach access or as a location where every errand is comfortably done on foot.

The advertised common areas include landscaping, pedestrian paths, water features, parking and concierge support. Individual villa descriptions mention a private pool, furnished interiors, air-conditioning, fitted kitchens and automated controls for lights or safety sensors. What actually matters at handover is the boundary between private property and shared services. Will pool cleaning be included? Is security continuous or limited to cameras? Does the concierge arrange guest check-ins, or simply assist residents during certain hours? What is the monthly budget for the common grounds? No operator agreement or binding service schedule has been verified, so the advertised amenities should be treated as proposed features rather than a priced management package.

Pricing is fragmented. A Rumah123 advert for the smaller layout was updated in June 2026 at IDR 6.2 billion. Balinsky lists a smaller villa at IDR 6.5335 billion, while Rise Real Bali has an IDR 7.08 billion figure. Three-bedroom asking prices include IDR 8 billion on Rumah123 and IDR 8.8605 billion on Balinsky. These are published offers, not closed transactions. Differences may reflect the villa number, listing age, remaining lease term, exchange-rate assumptions or what furnishing is included. They also do not establish which villa remains available. A defensible purchase comparison starts with a current, unit-specific quotation and the draft legal documents that accompany it.

The land arrangement is more consequential than the marketing price tag. Eternal Villas is offered through a contractual long lease, with sources referring variously to 25 years, 27 years and an end date of 31 December 2051. These descriptions cannot be assumed to carry the same economic value. The beginning of the lease, the name of the land rights holder, transfer rights, the expiry date and the actual renewal mechanism each affect what can be passed to a future buyer. An option to negotiate an extra thirty years is not a guarantee of renewal at a known price. Written renewal wording is particularly important for a purchaser who expects to resell after several years.

Indonesian land law also makes it important to distinguish the rights on the underlying certificate from the contract an overseas purchaser is actually offered. Hak Milik is land ownership and is not a title an ordinary foreign individual can directly hold. Hak Pakai is a regulated right of use, while Hak Guna Bangunan, or HGB, concerns the right to build and is governed by separate eligibility rules. A Rumah123 listing labels the property certificate as HGB and also describes the offer as a lease. That combination is possible in a chain of legal interests, but the advertisement does not prove that the purchaser receives HGB. The land certificate, counterparties and grant of contractual rights would have to answer that question.

A fourth-quarter 2026 completion is advertised widely, but it remains a target rather than evidence of handover. Arconique has published construction updates discussing finishing work. Balinsky reports a high level of physical progress, without providing a signed acceptance certificate for each villa. A third-party listing even gives what it says is a PBG building-approval number, yet the underlying government record and the approved scope of work were not obtained. The completed-building fitness certificate, known as the SLF, was also not reviewed. Work nearing its final phase is not the same as a property that has been legally and physically handed over in usable condition.

Payment terms need the same care. Some sales channels promote a 30% down payment followed by staged instalments; another agency describes alternative sequences linked to construction milestones and even a post-handover portion. Those are offers, not confirmed terms for an identified unit. The agreement should say what constitutes a completed milestone, who certifies it, which account receives each payment, what happens if handover slips and how any reservation money is returned. A neat instalment graphic can make the cash flow look predictable while leaving all of the important protections undefined.

A private pool, distinctive interiors and a location within reach of several south-coast beaches could make Eternal Villas attractive for holiday use or for a carefully managed rental product. They are not evidence of a particular occupancy rate. No operating history from these villas, signed professional-management agreement, verified recurring cost schedule or unit-specific rental licence was available. Electricity, pool maintenance, linen and cleaning, repairs, guest acquisition and platform charges can materially alter the income left with an owner. Neighbourhood rental statistics cannot be presented as income earned by Eternal Villas.

The sensible conclusion is therefore quite specific. This is a recognisable Arconique-linked villa development with two documented size categories, private pools and an architectural concept worth inspecting. It is also an unfinished, contract-sensitive purchase with unanswered questions about the exact site, legal seller, lease documentation, approvals, handover and the definitive villa count. A buyer can assess design, location and published asking prices now. Commitment of funds needs a parcel-specific document set, a unit schedule, a written lease, the applicable permits and a payment plan that matches the buyer’s actual agreement.