The Sanuuri Investment Case: Numbers, Model and Management

Sanuuri Residences is a managed complex in Sanur, Bali, a two-minute walk from the beach, developed by Investland Bali. The investment case rests on three pillars: a 50-year leasehold, roughly double the 25 to 30 year Sanur norm, a long-stay rental model built on Sanur's resident tenant base, and rental management by the developer. Mini villas start from EUR 130,000, with other types priced on enquiry.

What exactly are you buying at Sanuuri?

You are buying a fully furnished residence on a 50-year leasehold inside a managed complex two minutes' walk from Sanur beach and its promenade. The mix runs from mini villas and two-bedroom apartments to private-pool villas, every type is fully furnished, and rental management is available from the developer.

The three formats are: one-bedroom mini villas with a mezzanine bedroom and a shared pool, from EUR 130,000; private-pool villas; and two-bedroom apartments. Shared amenities include a pool, gym, sauna, a lobby with concierge, a restaurant and a games lounge.

Location numbers are short and concrete: the beach and promenade in 2 minutes on foot, a supermarket in 6, the Bali International Hospital in 8, Bali Island School in 8, Sanur Harbour in 10, Icon Mall in 10 and the airport in roughly 25 by car. The residences can be walked through in 3D at tours.sanuuri.com, and more detail sits in the Sanuuri buyer's guide.

Why does the 50-year leasehold matter?

Because leasehold value is a function of remaining years, and Sanuuri's term is roughly double the local standard. Typical Sanur leaseholds run 25 to 30 years with extension options to be negotiated; Sanuuri's 50-year term keeps decades of value on the table at the point most owners sell.

The year-10 row is the one to sit with. An owner reselling a standard Sanur lease is offering fewer years than a buyer could get from a new project down the road. A Sanuuri owner reselling in year 10 is still offering 40 years, more than a typical new lease, which is a structurally stronger negotiating position. What happens at the very end of a term, extensions and inheritance included, is covered in what happens after a 50-year leasehold ends.

How does the long-stay rental model work?

Sanuuri's rental model is built around tenants who stay for months or years rather than nights: retirees trialling Sanur before buying, professionals connected to the town's health economic zone, school families and European winter stayers. Long-stay tenancy trades peak nightly rates for occupancy stability and lower operating friction.

This is a deliberate positioning choice, not a compromise. Holiday-let income in Bali swings with seasons, flight capacity and platform algorithms, and it carries heavy turnover costs: cleaning, check-ins, marketing, vacancy risk between bookings. Long-stay tenants generate fewer, longer contracts with predictable renewal conversations. The full trade-off analysis sits in long-term rentals vs holiday lets in Bali, and the tenant evidence in who actually rents long-term in Sanur.

Owners are not locked out of their own property. The model accommodates part-year use, occupying your residence for a season and releasing it to the rental pool when away. On returns, we do not quote or promise a yield for Sanuuri. For wider market context only, Sanur agents commonly advertise gross yields of around 7 to 10 percent for well-located villas; treat gross figures with caution and model net of management, tax, maintenance and vacancy.

What is the demand evidence in Sanur?

Sanur's demand drivers are unusually well documented for a Bali market. Bali received 6.95 million direct foreign arrivals in 2025, up 9.7 percent on 6.33 million in 2024, according to BPS Bali, with Australians the largest source market at roughly 1.63 million, about 23 percent of the total. On top of tourism, Sanur hosts Indonesia's first health special economic zone.

That zone, KEK Sanur, covers 41.26 hectares under Government Regulation 41 of 2022, with an investment target of around Rp 10.2 trillion, roughly USD 570 million at October 2026 rates. Its anchor, the Bali International Hospital, began treating patients in early 2025, was formally inaugurated by President Prabowo on 25 June 2025, and sits 8 minutes from Sanuuri. A state-backed medical cluster brings staff, visiting specialists, patients' families and long-visit medical travellers, exactly the profile that rents quality housing for weeks and months.

Sanur itself is the stability end of the Bali spectrum: an established residential town with a flat, car-free, roughly 7 kilometre beachfront promenade, a mature expat community and infrastructure spending, rather than a hotspot priced on momentum. That thesis, and where it does not apply, is argued honestly in why stability beats hype in Bali property.

Who manages the property, and what do they handle?

Investland Bali, the developer, offers rental management at Sanuuri across both short and long-term stays. Owners who use it get one accountable counterparty for tenant sourcing, contracts, housekeeping, maintenance and reporting, rather than a chain of agencies, and the buildings are managed by the team that built them.

Developer-led management aligns incentives in a way third-party arrangements often do not. The operator's brand is on the gate, so tenant quality, upkeep and honest reporting are reputational necessities rather than contract line items. Every residence is fully furnished by design, which removes the fit-out gap before a first tenancy that costs absentee owners months of income.

For owners abroad, the practical meaning is that the property functions without them: no staff to employ personally, no security or mould worries during empty months, no 2am maintenance calls across time zones. That lock-up-and-leave quality is a large part of why managed complexes suit part-year residents better than standalone villas do.

What are the honest risks?

Every Bali property carries risks, and a credible investment case names them. The four that matter here: leasehold terms shorten, rental income is never guaranteed, Bali has genuine oversupply pockets, and rupiah earnings carry currency exposure for foreign owners.

• Term rundown. A leasehold is a depreciating term by construction. Sanuuri's 50 years softens this materially but does not repeal it; buy with your exit year in mind.
• Income variability. Long-stay demand is steadier than nightly tourism, but occupancy and rates still move. Model conservative scenarios, not brochure ones.
• Oversupply in parts of Bali. Villa pipelines in some districts are aggressive. Sanur's supply discipline and resident demand base mitigate rather than eliminate this.
• Currency and tax. Rupiah income translates at a floating rate, and rent paid to non-residents faces 20 percent withholding on the gross amount under Article 26 of the Income Tax Law, against a 10 percent final tax for Indonesian tax residents per PwC's Indonesia tax summaries. Treaties rarely reduce tax on property income, so check your own position with an adviser.

If a risk on this list is disqualifying for you, better to know before enquiring. If they are manageable, the remaining question is fit: which unit, which usage pattern, which numbers. That conversation starts with the team, or with the broader context in the complete Sanuuri overview.