Medewi, West Bali
From $200,000. Projected 9–12% annual yield, backed by a revenue-sharing model with 60-day personal use. KINS Medewi is an 8-unit boutique compound where longevity science meets tropical living.
The Property
KINS sits on 1,275 sqm of HGB land on the Medewi beachfront — one of the last undeveloped stretches of coast in Bali. Eight private villas in one gated compound. 200 metres to the surfing beach. Quieter than Ubud. Less discovered than Seminyak.
This is not a hotel complex. It is a private compound designed for one purpose: deep recovery. No lobby. No checkout queue. Just the property, the protocol, and the ocean.
Villas
Social
Wellness
Your Returns
| Metric | Year 1 (Hotel Only) | Year 3 (Hotel + Clinical) |
|---|---|---|
| Gross Revenue | ~$700,000 | ~$1,050,000 |
| EBITDA | $210,853 (30.1% margin) | $350,000+ (33% margin) |
| Distributable Per Unit | $20,677/year | $30,000–40,000/year |
| Annual Yield on $200K | 9–12% | 11.6–20.6% |
| Occupancy Target | 60–75% | 75–85% |
| Avg. Room Rate | IDR 3.2M/night (~$210) | IDR 3.5M+/night (~$230) |
Yields are based on our conservative financial model with 60–75% occupancy in Year 1, scaling to 75–85% by Year 3 as clinical programming matures. Revenue comes from two streams: boutique hotel stays (24 cohorts/year, up to 8 guests per cohort) and clinical longevity programs. Owners receive their share of distributable profit after operating expenses, maintenance reserve, and management fees.
What Each Unit Owner Receives
Investment Tiers
Early Founders
$200,000
First 2–3 units sold. Lowest entry. Full revenue share + 60 use days + founding member status.
Standard
$200,000
Units 4–6. Same benefits. Same price while construction is in early stages.
Final Units
$230,000
Last 1–2 units. Construction near-complete, lowest risk, highest price.
All 8 units are identical in size, finish, and revenue share. Final unit pricing reflects project de-risking as construction progresses — early investors enter at a lower price for the same asset.
Family Compound Option
$500,000
2 connected units (interior door between them) for families or partners investing together. Includes HGB freehold title, option for KITAS residency visa, double revenue share (2/8). Structured via Pre-Purchase Development Agreement + Sale & Purchase Deed.
Development Timeline
Stage 1 — Month 0–3
Land secured under HGB freehold title. PT Gabbijip Indonesia established. Architectural plans finalized. Site preparation and permits complete.
Budget: $171K
Stage 2 — Month 3–12
Full construction of 8 private villas, shared clinical suite, communal wellness pavilion, infinity pool, and compound infrastructure.
Budget: $539K
Stage 3 — Month 12–24
Interior design and fit-out. Clinical-grade equipment installation ($60K). Staff recruitment and training. Soft opening with founding cohort.
Budget: $799K
Revenue Model
Stream 1
24 cohorts per year (bi-weekly intake). Up to 8 guests per cohort. Average room rate: IDR 3.2M/night (~$210 USD). Target occupancy: 60–75% Year 1, scaling to 85% by Year 3. Year 1 gross hotel revenue: ~$700,000.
Stream 2 (from Year 2+)
Add-on clinical protocols: biomarker panels, IV therapy, hormone optimization, recovery tech. Clinical revenue layered on top of hotel stays — same guests, incremental spend. Clinical equipment budget: $60,000. Estimated Year 3 clinical uplift: $200K–$350K additional gross revenue.
Owners share in all compound revenue — hotel stays, clinical programs, and any future ancillary income (retreats, events, partnerships). Your 1/8 share grows as the business grows.
Capex Breakdown
| Category | Amount | % of Total |
|---|---|---|
| Construction | $774,000 | 48.2% |
| Operations & Equipment | $374,000 | 23.3% |
| Land & Legal | $217,000 | 13.5% |
| Contingency Reserve | $161,000 | 10.0% |
| Marketing & Pre-Opening | $80,000 | 5.0% |
| Total | $1,606,000 | 100% |
Rounded figures from project financial model. Actual total budget with working capital: ~$1.9M.
Legal Structure
Indonesian Entity
Holds the land (HGB title) and operates the property. Handles local permits, employment, and tax compliance.
US Entity
100% owned by Cathy (founder). Owns the KINS brand, clinical IP, and manages revenue distribution to unit owners.
Buyer
Purchase via Sale & Purchase Deed. Receive HGB title to their land parcel + revenue-sharing agreement with the operating entity.
This is a direct property purchase with a revenue-sharing agreement — not a securities offering. Each owner holds their own land title and has a direct contractual relationship with the operating entity.
The Location
Medewi is a different Bali. The tourist crowds stop at Seminyak. The wellness pilgrims stop at Ubud. Medewi is where the serious surfers go — and now, where the serious recovery happens.
Frequently Asked
Year 1 distributable yield: 9–12% on a $200K unit (hotel revenue only). By Year 3 with clinical programs: 11.6–20.6%. Returns scale with occupancy and clinical revenue growth.
You own HGB freehold title to your land parcel (the strongest foreign-accessible title in Indonesia) plus a Sale & Purchase Deed for the villa structure and a revenue-sharing agreement with the operating entity.
Yes — 60 days per year for personal use. Outside your use days, the villa generates revenue as part of the hotel operation.
KINS manages all operations: hotel bookings, clinical programming, maintenance, staff, and financial reporting. Owners are passive investors.
Net operating income (after expenses, maintenance reserve, and management fees) is distributed quarterly to all 8 unit owners in equal shares.
Units start at $200,000 (early founders), increasing to $230,000 for final units. A Family Compound option (2 connected units) is available at $500,000.
No. You receive HGB freehold title, which is land ownership — not a leasehold. This is a 25–30 year title that is renewable.
You own the property. You can resell your unit on the open market, subject to the terms in your purchase agreement. KINS may facilitate introductions to buyers but does not guarantee liquidity.
Eight villas. Limited allocation. Schedule a call with Cathy or request the full investment materials.