Lara Residence Phase II

The word “Phase” matters here. DWM presents the original Lara Residence, with seven homes and a 2024 completion label, as a separate portfolio project. Phase II is described as its successor, rather than another name for those same seven houses. The company attributes eleven units and a 2025 completion to the second phase. It also speaks of larger layouts and upgraded finishes, although there is no comparable technical schedule for the two developments in the public material. A buyer should therefore resist using the dimensions, asking prices and operating claims from Phase I to fill gaps in the Phase II specification.

This is a neighbourhood villa proposition, not a beachfront one. Tumbak Bayuh is a village within Mengwi district, Badung Regency, while Pererenan identifies the adjacent area in which the homes are marketed. The accommodation listing operated under the DWM name gives Jl. Raya Munggu No. 168, and a separate accommodation marketplace carries the same street address. That is a useful lead for a site visit. It has not been matched to a cadastral plan showing the perimeter of the entire development, each numbered lot and its legal access, so the listing address should not be treated as documentary proof of the project boundary.

The clearest evidence of what guests can use comes from the managed accommodation stock. One operator describes two-storey townhouses with individual plunge pools, two bedrooms with their own bathrooms, a fitted kitchen and space to eat and relax. It distinguishes three exterior treatments: pale stone on units one to three, charcoal-coloured stone on units four to six, and volcanic stone on units seven to ten. Those details give a more tangible impression than generic promises of premium finishes. They do not establish the title, site area or exact internal floor area of any particular house. Nor does the choice between “townhouse” and “villa” settle how the building is legally classified.

A material discrepancy sits beneath the attractive listing descriptions. DWM says Phase II contains eleven units; House of Reservations describes a collection of ten, numbered one to ten, and another travel listing refers to ten rooms. The explanation could be that the hospitality inventory covers only part of the project, but no accessible master plan proves this. Rather than silently choosing the number that looks most plausible, it is better to distinguish the developer-brand claim from the operating inventory. A buyer needs a numbered unit schedule tied to the approved plan before treating either figure as the definitive project total.

Published sizes are also specific to listings, not a dependable schedule for the whole development. DWM currently advertises a two-bedroom, two-bathroom sale listing at 110 square metres. An accommodation page operated under the DWM company name describes a two-bedroom villa of about 120 square metres. DWM separately advertises a Phase II rental property with three bedrooms, three bathrooms and an area of 260 square metres. The information does not show whether these are alternative home types, measurements on different bases or individual properties changed by subsequent fit-outs. Gross building area, indoor area and plot size should not be regarded as interchangeable.

The publicly advertised two-bedroom sale offering is priced at IDR 4,125,000,000 as checked on 17 October 2026. This is an asking price on DWM Group’s own website, not evidence that all homes can be purchased at that level. It also leaves unanswered what exactly the purchaser would receive for the money. Furniture and equipment may or may not form part of a sale, and the published figure is not a complete statement of transfer taxes, legal fees, shared expenses or any contractual acquisition structure. An agreed price has little practical meaning without the unit identifier, inventory, payment destination and precise rights conveyed in the sale documents.

For a foreign purchaser, Indonesian land rights cannot be reduced to a “freehold versus leasehold” checkbox. Hak Milik is an Indonesian form of land ownership that a foreign individual cannot simply register directly. Hak Pakai and Hak Guna Bangunan are different legal interests with their own conditions, and a contractual lease is not itself a land certificate. Under the national framework, the route available for foreign residential property depends on the asset, title holder, buyer and current rules. None of the publicly reviewed Phase II listings supplies the land certificate, a model transfer deed or a property-specific lease. Until those papers are available, it would be misleading to label the offering as any particular form of ownership.

The rental operation is observable, but it is not a financial track record. There is a DWM-managed listing on Booking.com and a separate Lara Residence 2 Pererenan listing associated with House of Reservations. They describe different service arrangements, including different cleaning frequencies, and may not concern the same homes. The existence of these channels suggests a functioning hospitality use for at least some units. It says nothing reliable about annual occupancy, net owner receipts, management fees or the legal permissions held by each villa. A nightly advertised rate is neither an achieved average daily rate nor an investment return.

The most productive next step is to compare a specific existing villa with its paperwork rather than ask for general assurances about the development. An inspection can show the state of waterproofing, finishes, water systems, access and neighbouring construction. The document pack should then tie that physical home to the land certificate, permitted building plan, PBG building approval where applicable, SLF fitness-for-use documentation, seller identity and any operating licences required for the proposed use. Public sources examined for Phase II did not supply that set. The gap is a limit of publicly verifiable information, not a finding that the documents do not exist.