Shanti Village

The golf-course setting is the defining feature of the project. Shanti Village markets the estate as facing New Kuta Golf, with Balangan Beach close by and ocean views from the site. A quiet outlook across the fairways would distinguish it from properties surrounded by restaurants and constant traffic, particularly for owners who want a home on the Bukit without living in the busiest tourist streets. But the sales story needs to be tested against the exact villa. A view can change with position, floor level, vegetation and neighbouring development. Proximity to the course is not the same as a golf membership, a private gate to the fairway or a perpetual right to an unobstructed panorama. Those are separate matters, and none is established by the imagery alone.

This is a gated group of private homes, not a full-service beach resort. The project describes landscaped grounds, controlled access, private pools and estate management. It does not establish a residents-only beach club, an on-site restaurant or a gym, so these should not be treated as included amenities. Balangan Beach and New Kuta Golf are outside the development. That distinction can work well for an owner who values privacy more than a packed amenity schedule. It can also matter to families who rely on shops, clinics or schools: daily life will still extend beyond the estate, and a quiet home only works if the surrounding roads and journeys suit the people living there.

The development is being marketed as under construction. On the updated project website, seven villas form the first stage with expected delivery in the second quarter of 2027, and nine form a second stage planned for the fourth quarter. Other published information gives different milestones. A property portal uses July 2027; a developer-submitted PropertyGuru project profile dated July 2026 says March 2027; older material gives the first quarter of 2027. None of these figures proves an individual villa will be ready on that day. What matters in an off-plan transaction is the milestone attached to the chosen property, the contractual handover definition, what happens if work is delayed and when payment becomes due. The apparent neatness of a single completion date can disguise meaningful differences between stages.

The current designs are advertised at 410 square metres for Como, 450 for Kubu and 740 for Amara. They are project-stated total areas, not independently established net internal living areas. A marketplace listing for a four-bedroom unit reports a substantially smaller interior figure while the project description uses a larger building or total-area measure. That is not necessarily an error, but it changes the comparison. Roof terraces, covered outdoor space, pools and internal rooms need to be separated before a buyer can judge usable accommodation. The PropertyGuru project profile also lists 9,756 square metres of total site area; without the land documents, that remains part of the project information rather than a verified surveyed holding.

All three designs are offered furnished. Promotional specifications describe natural stone, timber, large glazed openings and enclosed living rooms. Como additionally features an office, separate kitchen functions and an optional children’s room. For someone spending months on the island, these practical elements deserve attention. Enclosed, cooled living space can be more useful than another photogenic deck during humid afternoons or heavy rain; a dedicated office is valuable only if it is well ventilated, quiet and properly wired. The eventual sale specification should identify exactly which furniture, appliances, air-conditioning equipment, joinery and finishes are included. Materials described on a website do not by themselves create an enforceable obligation to supply a particular product.

Pricing requires an equally careful reading. A PropertyGuru profile contributed by the developer in July 2026 gives a range from USD 765,000 to USD 2 million, while a separately published four-bedroom listing also shows USD 765,000. Shanti Village’s current website, however, asks buyers to enquire for pricing. The published entry figure is therefore a useful market anchor, not proof that a specific villa remains available at that amount. Site position, furnishings, lease terms and the transaction structure may all affect the final number. It also tells us nothing by itself about transfer costs, professional fees, taxes, operating reserves or a potential management contract. Comparisons with neighbouring villas become meaningful only when the same cost items are included on both sides.

The proposed acquisition route is a contractual long-term land lease. The website advertises an initial 32-year period with a possible further 50 years. That is not the same as a guaranteed 82-year interest. An extension could depend on conditions, costs, the landholder’s consent or steps that a future buyer cannot assume will be automatic. The start date is also important: a term measured from the master agreement may be shorter for someone purchasing later. Foreign buyers need to understand the underlying registered land right and who holds it, rather than relying on the word “ownership” in a sales presentation. A contractual lease is distinct from an Indonesian land title, and the precise rights that can be transferred or inherited must be established by the relevant documents.

Shanti Village was recognised at the 2025 PropertyGuru Indonesia Property Awards, winning Best Luxury Housing Development (Greater Indonesia). That award is independently reported. The legal and commercial identities are less settled in publicly accessible information. PropertyGuru attributes the project to PT Sitara Property Estate, while property portals identify PT Sitara Investment Estate. Both names may have a legitimate role in the project, but public listings do not explain their relationship or establish which entity owns the land or signs with purchasers. An award is useful evidence that the development has attracted external recognition; it is not a substitute for corporate records, land-title review, building approvals or an occupancy certificate.

As a buying proposition, Shanti Village stands or falls on how well the actual villa works for its owner and how securely the contract delivers that home. The project promotes short-stay rental returns, but its projected percentage is not a record of realised income. There is no public, audited operating history for completed homes here, nor a published operator agreement setting out owner access, repair costs, rental permissions and deductions. An owner-occupier may reasonably focus on the completion programme, comfort and service arrangements. A rental-oriented buyer needs a different investigation: legal permission to operate the intended accommodation business, all recurring expenses, realistic seasonality and an exit strategy based on the remaining lease term rather than projected capital growth.