KOON is a design-led property developer creating distinctive villas in Bali for lifestyle and investment.

Our development journey began in 2020, building an in-depth understanding of Bali's property market, locations, legal requirements, construction, materials and rental landscape while establishing a trusted network of architects, engineers, contractors, suppliers and specialist partners.

Today, every KOON project is built around four fundamentals: prime locations, distinctive design, high-quality construction and strong rental potential.

We build homes we would want to own ourselves, beautiful places to live, designed to remain desirable in Bali's competitive property and rental market.

KOON combines design, lifestyle, construction quality and investment thinking from the beginning of every project.

We don't build from a standard villa template. Each property is developed as an individual concept, with its architecture, interiors, custom furniture, materials and landscaping designed together to create a distinctive home and guest experience.

Behind the design, we invest in the fundamentals that determine how a property performs over time—from MEP systems and waterproofing to drainage, windows, sliding doors, materials and finishing.

Our goal isn't simply to create a villa that looks beautiful when it is sold. We create homes designed to be exceptional to live in, desirable to rent and built for long-term ownership.

We don't compete to build the cheapest villa in Bali.

Quality construction has a real cost. We invest in experienced professionals, reliable contractors, quality MEP systems, waterproofing, drainage, windows and doors, considered materials, custom-made furniture, landscaping and detailed finishing.

We also invest heavily in design because individuality matters in an increasingly competitive rental market.

A lower purchase price can look attractive initially, but the true cost of a property also includes maintenance, repairs, durability and its ability to remain desirable to future guests and buyers.

We build as if we were building for ourselves.

Over the years, KOON has established a trusted team of experienced professionals, contractors and suppliers in Bali who understand the standard we expect.

We pay particular attention to the parts of a villa buyers don't necessarily see in finished photographs—including MEP systems, waterproofing, drainage, windows, sliding doors and construction detailing.

These elements are especially important in Bali's tropical environment and can have a significant impact on the property's durability and long-term maintenance.

For us, quality isn't only what you see in the finished interior. It is also what sits behind the walls.

Legal and land due diligence are fundamental to every KOON development.

We only develop on land that has been checked for the intended use and appropriate zoning. Each project follows the applicable permitting and regulatory process required for that particular development.

Buyers receive relevant project documentation as part of the purchasing process and are encouraged to have their own independent notary or legal adviser conduct due diligence before completing an investment.

This matters increasingly in Bali: Indonesian authorities strengthened investment oversight in 2026 and specifically identified zoning and building-permit compliance among areas being enforced.

Look beyond renders and headline ROI.

Before purchasing an off-plan villa in Bali, buyers should investigate the land and zoning, legal documentation, applicable permits, lease terms, developer and contractor experience, construction specifications, MEP systems, waterproofing and drainage, payment structure, completion timeline, warranty and exactly what is included in the purchase price.

Location and design matter too. A villa is ultimately competing for guests and future buyers, so its surroundings, layout, privacy, architecture and overall experience can influence its commercial appeal.

Buyers should always conduct independent legal due diligence and understand the assumptions behind any projected rental returns before purchasing.

We don't choose locations simply because land is inexpensive.

Every KOON development begins by considering rental demand, accessibility, surrounding lifestyle, proximity to key destinations, the character of the area and whether the location supports the concept we want to create.

We look for places where lifestyle appeal and investment potential come together.

A beautiful villa can be replicated. A great location cannot.

Every KOON villa begins as an individual concept rather than a repeated template.

Architecture, interiors, materials, furniture, lighting, textures and landscaping are considered together to create a complete identity for each home.

Our approach combines experience in interior design, branding and creative direction with the technical expertise of architects, engineers, contractors and specialist partners.

We create contemporary, timeless homes connected to nature and the Bali lifestyle, paces that people can imagine themselves living in, escaping to and booking.

Yes. KOON villas are designed to be delivered as complete, considered homes.

Furniture is custom-made specifically for each property to complement its architecture and interior concept. Colours, materials, textures, shapes, textiles, lighting, décor, planting and landscaping are considered as part of the overall design.

Rather than completing a building and furnishing it afterwards, these details are considered together from the beginning.

The result is a property designed to be ready to live in and ready to rent.

Specific inclusions are detailed individually for each KOON project before purchase.

Yes. Rental potential influences our decisions from the earliest stages of a project.

Location, architecture, layout, privacy, interiors, landscaping, amenities and guest experience all contribute to how a villa competes in Bali's rental market.

As more villas enter the market, we believe distinctive design becomes increasingly important. Our objective is to create properties people notice, remember and genuinely want to book rather than another interchangeable rental villa.

Our completed Villa KOON has achieved 90–100% occupancy during established operating periods, while we continue to optimise its positioning and nightly rate.

Depending on the individual project and rental scenario, KOON investment projections can indicate up to approximately 20% projected annual rental ROI, based on stated assumptions.

Projected returns depend on factors including purchase price, nightly rate, occupancy, seasonality, management and operating expenses. They are projections rather than guaranteed returns.

For each available property, buyers can request detailed financial scenarios showing the assumptions used to calculate projected revenue and ROI.

Foreign buyers can invest in Bali property through legally recognised structures, but the appropriate structure depends on the property, land rights, intended use and the buyer's circumstances.

KOON provides the relevant documentation for its projects so buyers and their advisers can review the proposed transaction.

We strongly recommend that every international buyer use a qualified Indonesian notary or legal adviser to independently review the property, documentation and transaction structure before purchasing.

Indonesia continues to permit substantial foreign investment, but the applicable corporate, land and licensing rules matter, making proper structuring important.

Off-plan property can offer attractive opportunities, but buyers should evaluate the development carefully.

Important considerations include the legal status of the project, zoning, applicable permits, developer and contractor experience, construction specifications, payment schedule, contractual protections, timeline and warranty.

KOON believes transparency is essential. Buyers can review relevant project information and documentation and conduct independent legal due diligence before completing their investment.

Construction payments and purchasing terms are specified for each development so buyers understand the process before committing.

Yes. Many international buyers are not based permanently in Bali.

Property information, documentation, video calls, purchasing steps and construction updates can be coordinated remotely, while the required legal processes are handled through the appropriate professional channels.

Our objective is to make purchasing a KOON property from overseas as transparent and straightforward as possible while still encouraging independent legal due diligence.

We keep the process straightforward:

Discover — Choose your KOON property and review the project, specifications, investment information and documentation.

Reserve — Secure the property under the applicable reservation terms while the required purchasing and due-diligence steps are completed.

Sign — Complete the relevant agreements and follow the payment schedule specified for the property.

Handover — Once completed, receive your turnkey villa ready for personal use or rental.

Exact reservation amounts, payment schedules, documentation and timelines vary by project and are provided before purchase.

Our current off-plan projects are planned around a 12-month construction timeline.

Buyers receive project-specific information before purchasing and are kept updated on construction progress throughout the development.

KOON provides a 12-month warranty on newly constructed villas.

If a covered issue arises after handover, our team coordinates its assessment and resolution with the relevant professionals.

We believe our responsibility doesn't simply end when the keys are handed over.

For KOON properties that are already operating as rental businesses, ownership can be taken over together with the established villa team, operational setup and systems already in place, allowing for a smooth transition for the new owner.

For new developments, KOON can advise owners on setting up the property for rental and help connect them with the appropriate management and operational teams.

Our aim is to make ownership as straightforward as possible, particularly for international buyers who may not be based in Bali full-time.

Whether you choose to enjoy your KOON villa personally, operate it as a rental investment, or combine both, we help make the transition from purchase to ownership simple.