Forma Villas

Forma Villas is a boutique complex of ten villas in Andong (Petulu), central Ubud, on one of the main tourist streets — restaurants, cafés, galleries, Viceroy Bali and Element Bali are within walking distance, and Monkey Forest, the Tegallalang rice terraces and Goa Gajah are about 15 minutes away. The complex stands on two neighbouring plots of 5.8 and 6.5 are: five villas in the first phase and five in the second. Every villa has two floors, two bedrooms, 72 m² of house on a 100–125 m² plot, a private pool, an enclosed courtyard and its own entrance: kitchen-living room (17 m²), bedroom (12.2 m²) and bathroom downstairs, master bedroom (20 m²) with a bathroom upstairs. The villas are delivered fully turnkey — furniture, mattresses, lighting, kitchen, air conditioning, water filtration and pool — ready to live in and rent from day one. Nine of the ten villas are sold. Part of the first phase has already been handed over to owners — the photographs in the gallery were taken in the finished villas in July 2026 — and the remaining villas are being built on their contract schedules; the construction term under the contracts is 10 months from purchase. Legal: pink-zone land, due diligence completed, KKPR obtained, building permit PBG No. 510405-14122025-004. Leasehold for 29 years with a guaranteed 10-year extension fixed in the contract — 39 years in total. Warranty: 5 years on load-bearing structures, foundation, walls and roof, 5 years on the pool structure and waterproofing, 1 year on finishes and engineering systems. Purchase: a deposit from $2,000 reserves the villa, due diligence takes 5–7 days, the first payment under the contract is 30%, and the rest follows construction progress. The rental forecast in the catalogue is Bali Legend's realistic scenario: $119 a night at 84% occupancy and an owner payout of about $14,200 a year after commissions, taxes, management fee, utilities, staff and repairs. This is a forecast, not a guarantee. How the purchase works: the land lease (leasehold) is registered directly in the buyer's name from the first payment, the construction contract is signed with a general contractor DOMA has worked with for more than three years, and the construction budget is paid to the contractor directly. DOMA manages the whole process under a coordination agreement — land search and due diligence, architects, construction control with photo, video and drone reports every two weeks, and handover to a management company. The asset belongs to the buyer at every stage. DOMA has been building villas in Ubud since 2022: five complexes and 30+ villas, the first of which, Green Harmony, was handed over in 2024 and operates in rental with reported payouts to owners.

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