Frequently Asked Questions

Leylines Limited — a Hong Kong-registered development and hospitality group operating exclusively in Bali. Founded by James Hartshorn and Sebastian Link, the company has deployed USD 10M across the Uluwatu corridor with 100+ units in development or operation.

The architectural concept was developed by Satya Puri Studio and refined in-house by Aimee Hartshorn, Head of Design at Leylines. The design language is modern minimalist — natural stone, natural timber, floor-to-ceiling glazing, black steel frames, and deliberate spatial proportion throughout.

Construction is managed in-house by Johnny O’Sullivan, Construction Director, working directly with appointed contractors against a defined programme and specification.

5-year structural warranty 1-year fixtures and fittings warranty 1-year workmanship warranty covering architectural finishings and MEP

Aimee Hartshorn, Head of Design at Leylines, in collaboration with concept architect Satya Puri. The interior language is material-led and restrained — sintered stone kitchen surfaces, black steel frames, natural stone and timber, linen-toned furnishings. Every unit is designed to perform as a high-end STR product and feel like a considered home.

Pak Putu Adi — confirmed. Jl. Perum Dalung Permai Bhinneka Nusa Kauh X No. Br Blok F No. 22, Dalung, North Kuta District, Badung Regency, Bali 80361, Indonesia. Office Phone Number: (0361) 3616008. The notaris oversees preparation execution of the lease deed at main structure completion for leasehold buyers, and all notarial filings required under Indonesian law.

Yes. Up to 40% of the purchase price can be financed through Leylines’ lending partner Fondo.

LeyLines Hospitality — a fully in-house division of Leylines with no third-party involvement. Services include guest sourcing, OTA listing management, check-in and check-out, housekeeping, maintenance, concierge, financial reporting, and monthly investor distributions. Adaya Boutique Villas achieved 88% occupancy in 2025 under the same management team.

Jl. Pantai Balangan No.54, Jimbaran, Kecamatan Kuta Selatan, Kabupaten Badung, Bali 80361. Set above Balangan’s coastline within the Bellana by Leylines collection, adjacent to the New Kuta Golf Course and 7 minutes by golf buggy from Balangan Beach.

Construction commencing June 2026. Main structure completion is targeted for February 2027. Opening and handover targeted for December 2027.

14 residences in total across six configurations: Nova 1BR Suite — 4 units, floors 1 and 2 Aeara 1BR Suite — 4 units, floors 1 and 2 Luma 2BR Suite — 2 units, floors 1 and 2 Balance 1BR Penthouse — 2 units, floor 3 Infina 2BR Penthouse — 1 unit, floor 3 Vista 2BR Penthouse — 1 unit, floor 3

All units are delivered with natural stone and timber flooring, sintered stone kitchen surfaces, fully equipped kitchens, high-end bathroom fittings, and Daikin air conditioning throughout. One standard finish option is available — there are no buyer customisation options.

30m² lap pool, commercial gym with weights and classes, ground floor restaurant and café, co-working space and meeting room, clubhouse and concierge service, 24/7 security and CCTV, parking for 6 cars and up to 10 motorbikes, storerooms on floors 1 and 2, Daikin air conditioning throughout, backup genset power, rainwater harvesting and natural ventilation.

Balance, Infina, and Vista penthouse units include private plunge pools. Golf buggy connectivity to Novea Ocean Suites, Centerpoint rooftop restaurant, and Balangan Beach.

Water is supplied via PDAM government connection and an on-site well. Power is via PLN connection with backup genset.

24/7 on-site security staff and CCTV throughout the building.

Yes. Common-use ground-level parking for 6 cars and 8–10 motorbikes. Parking is not individually allocated per unit.

Storerooms are available on floors 1 and 2.

Yes. Daikin air conditioning is included as standard in all units.

Yes. All units are delivered fully furnished and turnkey-ready as part of the purchase price.

Yes. A backup genset is in place.

Grey water harvesting, natural ventilation design, and the use of local natural stone and natural timber throughout. Local employment for security and hospitality staff.

High-speed fibre Wi-Fi throughout the building.

No, there are no lifts in the building.

Balana Kubuview unfortunately has a no pet policy

LeyLines Hospitality — the in-house hospitality management division of Leylines. The same team managed Adaya Boutique Villas to 88% occupancy in 2025 with a verified 13%+ annualised ROI.

Full management services include operation, guest sourcing, OTA rental listing management, check-in and check-out, housekeeping, maintenance, concierge, financial reporting, and monthly investor distributions.

Yes, you can not opt out of the rental management scheme. It is required for all units.

Base case net STR income ranges from USD 26,937 to USD 53,874 annually depending on unit type, at 82% occupancy. This is after all operating costs, management fees, and rental tax. Alternatively, long-term rental income is estimated at USD 22,000 to USD 40,000 annually depending on unit type.

• Management fee: 20% of gross revenue
• Service levy: 5% of gross revenue
• Maintenance expense: at cost
• Operational expenses: at cost

No. All rental operations are managed exclusively by LeyLines Hospitality for the duration of the management agreement. This exclusivity is what ensures consistent guest experience, pricing strategy, and OTA distribution across the building — and is a core part of what drives the verified occupancy and return figures.

Yes. Owners may use their unit for up to two months per year without adjustment to the management agreement.

Yes. Long-term rental is available as an alternative to STR and is managed in-house by LeyLines Hospitality. The management agreement covers both STR and LTR — no separate arrangement is required from the owner.

All units are delivered fully furnished to LeyLines Hospitality specification. Self-furnished units are not applicable as one standard finish and furnishing option is provided.

Monthly distributions via the investor portal from the month following handover. Income is distributed in USD to an international bank account or IDR to a local Indonesian bank account, depending on the owner’s preference.

Sales are conducted via the Launchbase interactive price list platform. All unsold units are visible in real time with availability status, pricing, floor plans, ROI data, and unit specifications. Units can be filtered by type, floor, price, orientation, and size. When a unit is reserved, availability updates instantly across all user sessions.

Yes. Registered buyers can shortlist preferred units ahead of the sales launch. Shortlisted units can be reserved instantly when sales open without needing to search again.

Yes. A USD 10,000 discount applies to all units. The launch discount is available to the first three buyers only and will not be offered once those reservations are confirmed.

Select your preferred unit on the platform, complete the reservation form, accept the terms and conditions, and pay the USD 1,000 reservation fee. The unit enters a 10-minute pending window during which payment must be completed.

Create a buyer account on the Launchbase platform to access the full price list, unit details, and reservation function. Registration is free and takes less than two minutes.

Select your preferred unit from the interactive price list. Complete the reservation form with your personal and contact details. Accept the terms and conditions and click Reserve and Pay. Pay the USD 1,000 reservation fee within the 10-minute pending window. Your unit is then secured and taken off the market.

USD 1,000. The reservation fee is fully credited against your deposit at signing and is not an additional cost.

You will receive a confirmation email immediately. The Leylines and Launchbase sales team will follow up within one business day to initiate the due diligence process and issue the full documentation pack.

You have 14 days to review the full due diligence pack with your own advisors before signing the Sale Agreement (leasehold) or Facilitation Agreement (equity structure).

USD 1,000 reservation fee on reservation, credited against deposit 40% deposit on signing the agreement 40% on main structure completion 20% at handover. Alternatively, the full balance can be paid upfront following the due diligence period in exchange for a 5.5% annual guaranteed return paid monthly during construction.

Final payment triggers formal unit inspection and handover. For leasehold buyers, the lease deed is executed at this stage. For equity structure buyers, Class B shares are issued and the Shareholders’ Agreement is signed. The rental programme activates immediately.

Three options are available:

Option A — Staged Payment: USD 1,000 reservation fee, 40% deposit on signing, 40% on main structure completion, 20% at handover.

Option B — Upfront Payment: USD 1,000 reservation fee, full balance paid following the 14-day due diligence period, 5.5% annual guaranteed return paid monthly during construction. Cannot be combined with Fondo financing.

Option C — Fondo Financing: Up to 40% financed through Fondo, terms and condition apply. Same reservation flow as Option A with main structure payment reduced to 20%. Fondo pays the final 40% directly to Leylines at completion, secured against Class B share allocation.

USD, EUR, and USDT. All payments are made to Leylines Limited’s Hong Kong bank account. EUR payments are accepted at the prevailing HSBC conversion rate.

A 30-day grace period applies from the due date. After that, a late payment penalty of 0.2% per day is charged on the outstanding amount. In the event of contract cancellation, only non-invested cash is refunded — amounts already deployed into the construction or structure are not recoverable.

The only financing partner arranged through Leylines is Fondo, available for Hong Kong equity structure purchasers only.

If you wish to arrange your own offshore financing independently, that is permitted — Leylines will work with your lender on the necessary documentation. Indonesian bank financing is not available for foreign purchasers in this structure.

Yes. Two fully legal ownership structures are available to foreign buyers. Personal-name freehold ownership is not available to foreign nationals under Indonesian law, but both the leasehold and pooled equity structure options are legally established and compliant.

You hold a notarised lease on your individual apartment unit for a 60-year term (30 + 30 years). The lease deed is executed after main structure completion — the point at which individual apartment units can be legally identified and separated under Indonesian law.

This is the standard process for strata apartment leasehold in Bali. Income is paid directly to you. Leasehold transfer tax is split 50/50 between buyer and seller.

You own Class B shares in the Leylines HK HoldCo, a Hong Kong holding company that sits above a dedicated Indonesian PT PMA entity (Bellana Kubuview). Class B shares are allocated proportionally to your unit’s purchase price at USD 5,000 per share.

The HK HoldCo reduces dividend withholding tax from 20% to 5% via the Indonesia-Hong Kong Double Tax Agreement. You benefit from full Shareholders’ Agreement protections including drag-along rights, tag-along rights, pre-emption rights, and mandatory distribution provisions, all governed by Hong Kong law with HKIAC arbitration.

Both are fully legal, fully managed, and deliver the same rental income. The leasehold is simpler and more straightforward. The Hong Kong equity structure offers greater tax efficiency, stronger formal investor protections, and a cleaner share-transfer exit pathway.

The right choice depends on your tax position, the size of your investment, and your exit strategy. We recommend consulting your own legal and tax advisors before deciding.

30 + 30 years for a total of 60 years.

Leasehold title documentation, PBG building permit, SHM land certificate, banjar endorsement, construction specifications, financial projections, and for equity structure buyers the full investor structure framework, draft Shareholders’ Agreement, and Class B share allocation details.

No. Nominee structures are not used and are not legally compliant for commercial STR activity under Indonesian law.

For leasehold buyers, the lease deed is executed at main structure completion. For equity structure buyers, the Shareholders’ Agreement is executed at handover when Class B shares are formally issued.

Price includes VAT.

Leasehold transfer tax on the lease object value applies and is split 50/50 between buyer and seller.

1% of lease object value.

• Management fee: 20% of gross revenue
• Service levy: 5% of gross revenue

Land and Building Tax (PBB) of approximately 0.1-0.2% of the government-assessed property value annually.

Electricity, water, cleaning, laundry and internet billing as per usage, pro-rated for common spaces.

5-year structural warranty covering load-bearing elements, foundations, and structural integrity 1-year fixtures and fittings warranty covering installed systems and joinery 1-year workmanship warranty covering architectural finishings and MEP.

Regular investor updates throughout the build programme including site photography, milestone notifications, and construction progress reports via LeyLines investor portal. Monthly investor reporting activates from handover.

Clear penalties after 3-month grace period as per contract.

Handover is targeted for December 2027. The rental programme activates immediately at handover. The first monthly investor report is issued one month after handover with distributions paid from that point.

LeyLines Hospitality activates OTA listings at handover. Guest sourcing, pricing, and distribution begin immediately. No action is required from the owner.

Yes. All units are delivered fully furnished and styled to LeyLines Hospitality specification. No additional furnishing, styling, or setup is required.

No. The purchase price covers the unit fully furnished and rental-ready. Additional costs to budget for are leasehold transfer tax split 50/50 with the seller, notarial fees, monthly service charges, and annual Land and Building Tax. All costs are disclosed before signing.

Yes. Foreign buyers can invest through a 30+30 year leasehold or the Hong Kong equity structure. Both are fully legal under Indonesian law. Freehold ownership is not available to foreign nationals.

Leasehold: subject to Leylines consent and notarial process. Equity structure: Class B shares can be transferred to an approved buyer with a right of first refusal applying.

No problem within the reservation/due diligence period, provided the desired unit is available. Later pending developer approval and potentially subject to price increases over time.

Grace period of 3 months, clear penalties specified in contract after that.

Yes. Pink-zoned tourism land, PBG building permit approved, SHM land certificate confirmed, banjar endorsement in place, and all required hospitality business codes held by the dedicated PT PMA.

Owner stays of up to two months per year are permitted under the management agreement without adjustment. Longer periods require a review of the management agreement.

Yes. Pink zoning legally permits STR operation. LeyLines Hospitality manages all OTA distribution including Airbnb, Booking.com, and other platforms from handover.

Base case net yield of 11.88% to 13.97% depending on unit type, after all operating costs, management fees, and rental tax at 88% occupancy. These are conservative projections benchmarked against actual Adaya Boutique Villas performance data.

No. Projected yields are based on conservative base case assumptions and actual performance may vary due to seasonality, market conditions, and occupancy levels. LeyLines Hospitality has a verified track record of 13%+ annualised returns and 88% occupancy at Adaya Boutique Villas, which underpins the projections.

Yes. Up to 40% of the purchase price can be financed, terms and conditions apply. Buyers who pay the full balance upfront receive a 5.5% annual guaranteed return during construction.

Grace period of 14 days, after that penalties apply as per contract.

The lease term is 30 + 30 years for a total of 60 years with the first 30 years secured and the next 30 years available for priority extension. LeyLines will manage the extension process directly with the land owner and two independent land appraisal professionals.

LeyLines Hospitality manages all rental operations, guest services, housekeeping, maintenance, and financial reporting in-house. There are no third-party operators involved.

No pet are not allowed.

Included in operational expenses, not service charge. Approximately US$500/year and unit.

Significant changes only allowed with developer approval, to ensure consistency of brand across the building.