Zumaïa
Four cliffside pavilions above the Indian Ocean — Japanese minimalism in a Balinese context.
- By
- Azuma Developments
- Handover
- Q4 2026
- Project
- 01 / 01
A four-pavilion cliffsidecollection.
Zumaïa is a four-pavilion cliffside collection in Uluwatu, designed for private owners who value restraint over ornament. Each pavilion is fully furnished, served by a single professional rental operator, and structured through a 30-year leasehold via a dedicated PMA — the Indonesian vehicle that foreign investors rely on for compliant ownership.
Quiet rooms, long views.
A four-pavilion estate, by design
Zumaïa is small on purpose. Four pavilions, one wellness building, one shared lobby — the brief was scarcity, not density. Each pavilion holds its own pool, its own deck, and its own distance from the next. The plot allows for a denser scheme; the masterplan refuses it. The trade-off is fewer keys for the operator and a quieter long-term yield curve, which is the trade-off we recommend our investors make.
Designers who chose restraint over signature
The Azuma design studio works in a register that resists the maximalism common to new Bali builds. The interior story is restraint: lime-wash walls, travertine floors, oiled oak. Three materials, used at scale, in rooms that read quietly even when empty. There is nothing here that performs for a camera and tires in person. The exteriors take their cues from the cliff itself — limestone retaining walls, dark stained timber, plantings that hold the line during monsoon weeks.
Built for the climate, not against it
Roof pitches and orientations follow the south-easterly trade wind. Cross-ventilation works without air conditioning for most of the year. Cliff-edge planting beds are detailed for monsoon erosion. The smart-home shading reads the sun and adjusts; you do not have to. The pavilions are intended to age into their setting rather than stand apart from it, and the maintenance manual is built around that intent.
One operator, one standard
Every Zumaïa pavilion is served by the same professional rental operator — the same housekeeping team, the same maintenance schedule, the same guest-facing standards. Owners receive a quarterly P&L plus an annual review held in person, on site. There is no fragmented small-operator complexity to navigate, no marketing platform to source independently, no rotating cleaning crew to vet. The operator carries an exclusive contract that is renewed only on performance.
A conservative legal frame
Ownership runs through a Penanaman Modal Asing (PMA) — the Indonesian foreign-owned vehicle that is standard for compliant investment. Each pavilion is held under a 30-year leasehold with a pre-agreed extension option. The legal memorandum maps out the year-25 exit pathways before you sign. Notary, due-diligence, and PMA set-up costs are disclosed line-by-line in the engagement letter. There are no nominee structures, no oral side-deals, and no land-rights paperwork held by anyone other than the PMA.
Why we underwrote it
We diligence projects the way we underwrite our own holdings. Zumaïa cleared four checks: developer track record (three completed Bali projects with full financial transparency), escrow integrity (independent third-party administered with milestone release), soil and permit status (full IMB plus updated PBG, soil audit signed off in 2025), and a financial model that survives a 30% occupancy haircut without compromising payback. We work alongside the investor, not in front of the developer — the model is shared, the assumptions are visible, and the legal pack is reviewed by our own counsel before yours.
Four layouts, one standard.
Prices are inclusive of furniture, fit-out, and PMA set-up. Availability updates nightly from the pricelist.
Low density, high intent.
Four pavilions, one wellness structure, one shared lobby — nothing else. The restraint of the plan is deliberate: every square metre of the plot has been drawn to avoid silhouettes competing with the ocean horizon.
Less, well-made.
Clear numbers, no theatre.
Projected yields are net of operator fees, management, and taxes — reviewed quarterly against actual occupancy.
Payment plan
- 10%Booking fee
- 20%On signing
- 60%Construction milestones
- 10%On handover
Projected yields are indicative, not guaranteed.
Compliant, tested.
Ownership runs through a Penanaman Modal Asing (PMA) — the foreign-owned Indonesian vehicle that is standard for compliant foreign investment. The underlying land is held via a 30-year leasehold with a pre-agreed extension option. Our legal memorandum details the exit pathways at year 25.
Investing through Avantia Properties falls outside AFM supervision — read more about the risks.
On the Uluwatu cliffline.
- Suluban Beach5 min walk
- Uluwatu Temple8 min drive
- Single Fin beach club6 min walk
- Padang-Padang Beach12 min drive
- Ngurah Rai Airport (DPS)45 min drive
- Bukit Peninsula medical15 min drive
The same papers we'd read.
Share your email and we will dispatch the pack within one business day. No sales follow-up.
Before we speak.
What is the ownership structure at Zumaïa?
All units are held through a leasehold title via a PMA (foreign-owned Indonesian company) for an initial 30 years, with a pre-agreed extension option. Full memorandum shared before reservation.
How is rental managed after handover?
A single professional operator manages the estate — from marketing through to guest services and maintenance. Owners receive a quarterly P&L plus an annual in-person review.
What is the expected completion timeline?
Construction started Q2 2025. Handover is scheduled from Q4 2026 through Q1 2027, delivered in two tranches per the construction programme.
What is included in the purchase price?
Each pavilion is delivered fully furnished, with appliances, smart-home infrastructure, landscaping, and the legal set-up of the owning PMA. Notary, due-diligence, and permit fees are disclosed separately in the engagement letter.
Can I occupy the pavilion myself?
Yes. Owners typically reserve 4–6 weeks of personal use annually. The operator coordinates the calendar with paid bookings to preserve yield.
What are the annual operating costs?
The operator retains roughly 25% of gross rental revenue for guest services, marketing, and front-of-house. Maintenance and replacement reserves run €4,000–6,000 per pavilion annually. Indonesian rental tax is a flat 10%. All figures appear in the financial model before signing.
How long do owners typically hold, and what does resale look like?
Most cliffside owners in Uluwatu hold 7–10 years. Resale is thin but reliable: well-kept units transact in 4–7 months at or above replacement cost, with the spread between purchase and resale at +35–50% across our tracking cohort over the past five years. The pre-agreed leasehold extension is the lever for owners who hold past year 25.
Are notary, due-diligence, and PMA set-up costs included in the price?
No. Acquisition costs run approximately 5% of the purchase price (BPHTB transfer tax, notarial fees, due-diligence, and PMA set-up). Each line is disclosed separately in the engagement letter so you can budget precisely before reservation.
Which currencies can I pay in?
The published price is in EUR. Equivalent payment plans are available in AED and USD; the developer's escrow agent fixes the rate at each milestone. Pricelists in all three currencies are available on the project page.
Can I customise the interior finishes?
Not at this stage. Zumaïa runs a single material specification across the four pavilions — uniformity is what allows the operator to maintain consistent guest standards and protect long-term yield. Personal items move with the owner; the fitted finishes stay.
Ready to go one level deeper?
A principal will walk you through the investment paper, answer legal questions, and introduce the developer team directly.