The One by Almal

Almal Real Estate Development is the Dubai-based name behind the scheme. Its dedicated website identifies PT Magical Bali Villas as the Indonesian company responsible for ownership, development and operation. A commercial registry directory independently lists a company of that exact name in Badung, although the public entry does not establish which land rights it holds or who is authorised to collect a purchaser's money. Those are distinct questions. The foreign-facing brand explains who is promoting the development; the Indonesian entity and the executed sale or sublease documents determine whom a buyer can enforce obligations against.

The project website describes 154 residences: 112 apartments, 30 townhouses and 12 two-bedroom villas. It also quotes a 10,000-square-metre site and 13,100 square metres of built-up area, with the main building arranged over a ground level and three additional floors. It is a sizeable hospitality-oriented plan with several resident groups sharing services and common areas. Published counts are not consistent, however. FazWaz and one section of Almal's own corporate site show 139 units; another broker uses 142. We have found no reliable evidence that these figures represent separate self-contained developments. For now, 154 is the count supported by the dedicated project page and the October 2026 announcement, subject to a current signed master plan.

The hotel's proposed affiliation with Registry Collection Hotels is one of the project's clearest distinguishing features. The arrangement is described as a brand licence involving Wyndham Hotels & Resorts, not a Wyndham development guarantee. The project's own legal disclaimer is unusually explicit: Wyndham is not the owner, developer, manager or seller of the units and does not guarantee the viability of the project or the developer's marketing statements. The brand licence can be revoked or terminated in specified circumstances. Anyone evaluating the resort's future rental operations should therefore separate access to a global hotel brand from the identity and obligations of the actual operating company.

There was a meaningful regulatory announcement on 14 October 2026. Almal stated that Badung Regency had issued building approval PBG No. SK-PBG-510305-14102026-001 through PT Magical Bali Villas. A different number, 510305-30062025-020, remains displayed in an earlier Almal sales kit. The announcement is useful evidence that a specific permit is being claimed; it is not the permit itself. We have not examined a signed approval, its approved drawings or a direct government record matching the proposed buildings. Nor would a building permit certify that completed premises are fit to receive guests: that is a separate operational stage with its own documentation.

The handover date is less settled than the promotional material might suggest. A recently indexed version of the dedicated project website names 2028, while Almal's other live pages still refer to 2027. Third-party listings variously advertise dates in the first and third quarters of 2027, with another 2028 listing also in circulation. Almal's project overview reports site mobilisation and 12% overall progress, but does not date that progress figure or break down completed physical work. The latest permit announcement says the development can move to its next construction phase. None of these statements independently establishes when a particular residence will be ready for occupation or earning rental revenue.

Accommodation is planned around a resort layout with pools, dining spaces, a gym, a shared working area, reception and parking. Broker and project-partner descriptions refer to 63 private pools, several shared pools and a central water feature, but the number and exact allocation of pools should be matched to the current drawings. Operationally, the most useful question is what the owner has to fund. A pool, restaurant or reception desk creates a reason for visitors to choose a property, yet it also needs cleaning, staffing, utilities, repairs and eventual replacement. Future service charges and management rules are at least as important as the proposed facilities themselves.

The residence mix also changes who might stay. Studios may suit solo travellers and shorter visits, although their compact layouts will not appeal to everyone. One-bedroom apartments offer a separate sleeping space and are easier to imagine as a longer-stay base. Townhouses add a different level of separation from other guests while retaining access to the common resort. Two-bedroom villas are a more private option for families or friends, with pool maintenance and a higher capital commitment to consider. An investor should avoid applying a single assumed nightly rate or occupancy percentage to all five property types.

Marketing describes tenure as a 25-year lease with a possible 15-year extension. Those terms do not amount to freehold title over Indonesian land. Several agents give a lease expiry in 2050, although they differ on the exact date. If the superior land lease began before an individual unit is purchased, the buyer may be acquiring only the remaining term rather than a fresh 25 years. Without the underlying land certificate, primary lease and proposed sublease, there is no sound basis for treating the extension as unconditional or for assuming the seller can convey precisely the same rights to every buyer.

Almal's current entry headline is USD 100,000. Agents display other figures in both dollars and Indonesian rupiah, with prices differing by release, residence type and date. A low advertised figure is not necessarily the amount required to secure an available unit today. The total commitment includes questions about fit-out, furnishings, taxes, notarial fees, ongoing resort charges and termination or assignment costs. A staged payment plan can ease near-term cash flow but does not remove construction risk, especially if payments are due before a particular building is delivered.

Geographically, this is a South Bali resort proposition in Benoa, within the wider Nusa Dua market area of Badung Regency. The project website prints the map-style location code 5695+MP3. Another property listing uses a different code, so we are not assigning survey-grade coordinates to the site. References to famous Nusa Dua beaches and luxury hotels offer useful regional context; they should not be turned into guaranteed walk times, views or beachfront access for a given unit. A residence facing an internal pool may have a completely different outlook and sound environment from one on the edge of the estate.

The developer promotes an owner app and professionally run rental operations, with ambitious income projections appearing across sales channels. They remain forecasts, not audited earnings from a completed, trading resort. The operator's legal status, short-stay licensing, revenue collection, service deductions and owner-use rules all affect what an investor would actually receive. The One could be worth assessing for someone who wants serviced accommodation rather than a self-managed property, but it should be valued as an unfinished, time-limited contractual interest until the documents for a specific residence establish otherwise.