30 plus 20 year leasehold
Enjoy full flexibility with leasehold terms ranging from 30 to 50 years, giving you complete control over your investment horizon while benefiting from reduced early bird entry pricing.
Off plan, Amed East Bali
Where authentic Bali meets the Indian Ocean.
A boutique 5 star hillside resort by Popo Danes. 36 apartments and 5 villas on the hill above Lipah Beach. Opening Q2 2028.
EUR 130.000 entry10 to 15 % indicative30 plus 20 year lease
Boutique scale
41
apartments and villas
Expected return
10–15
percent annually, indicative
Lease term
30 + 20
years, extendable
Entry from
€ 130k
one bedroom deluxe
The concept
A boutique retreat, where the hill drops into the sea.
Lipah Hills Resort is 36 apartments and 5 villas terraced into the hillside above Lipah Beach in Amed. Each residence is designed around the contour of the land, with natural materials and panoramic views across the Indian Ocean.
Investors share in the resort total revenue regardless of unit occupancy. Bali welcomes 16 million visitors a year, the premium hotel segment grows 12 percent annually, and East Bali is the next pocket of structural undersupply.
- Architect
- Popo Danes
- Developer
- PT Ayo Uma
- Leasehold
- 30 + 20 yr
- Handover
- Q2 2028
Lifestyle
Ten percent residence, ninety percent retreat.
Fitness centre, spa with sauna and steam, three outdoor pools, rooftop pool with bar, fine dining restaurant, outdoor cinema, botanical gardens, and twenty four hour concierge.
Fitness centre
Spa
Fine dining
Premium suite
Bar lounge
Suite room
Villa interior
Sauna & steam
Pool deck
Beyond the basics: a fine dining restaurant on the rooftop with a 360 degree panorama, a pool bar at the lower terrace, an outdoor cinema under the stars, botanical gardens through the lower levels, workshops, co working spaces, a library and 24 by 7 security.
Five star service
Hospitality in eight quiet movements.
From on demand assistance to fully managed property care, residents enjoy a worry free, resort style lifestyle along one of the most serene stretches of coast on the island.
24/7 reception
Room service
Housekeeping
24/7 concierge
Rental service
Airport pick up
Maintenance
Wedding and party reception
Architecture
Eight levels stepped into the hillside.
The masterplan places every residence so no view is blocked. Three signature pools and the rooftop bar sit at the top of the hill. Spa, gardens and wellness wing tucked into the lower terraces.
See all floor plansEight levels, 41 residences, 3,409 sqm total
Why investors choose this
Three reasons that make this off plan different.
10 to 15 percent return on investment
Benefit from an expected 10 to 15 percent annual return, driven by high occupancy rates and strong long term rental demand in a growing East Bali tourism area.
Premium membership
Premium Membership grants investors exclusive discounts, priority benefits and special privileges across all Ayo Uma Resorts and partner brands.
East Bali submarket
The numbers behind the move east.
AirDNA submarket data on East Bali, used by professional investors to validate boutique hospitality opportunities. Lipah Hills sits in the upper quartile across every dimension.
Market score
98
Overall AirDNA rating for the East Bali submarket, on a 0 to 100 scale.
Rental demand
89
Revenue growth
68
Seasonality
82
Regulation
82
Source · brochure pagina 4 · Indices on a 0 to 100 scale
Adventure tours
Fifteen experiences, one concierge.
Pre book before arrival or arrange on the day with reception. Curated for the East Bali landscape: temples, volcanoes, dive sites, coffee plantations.
- Water rafting
- Snorkeling trip
- Boat fishing trip
- Japanese shipwreck dive
- Jungle buggy
- Sailing boat trips
- Coffee plantation
- Grand Amed tour
- Taman Ujung
- Pura Besakih
- Gate of Heaven
- Cycling tour
- Sunrise Agung hike
- Day trip Lombok
- Nature trekking tour
The architect
Popo Danes follows the contour of the land.
Founded in 1993 in Bali after a Rotary Study Exchange in the Netherlands. His work is celebrated for an unwavering respect for local culture and environment, and for designs that follow the hillside instead of flattening it.
“Many projects involve slanted soil, hilly surfaces and everything that is not flat. I will never build on a rice field. The rice field symbolises prosperity for the Balinese, and is home to Dewi Sri.”
Twelve open boutique resorts to his name, all rated 8.2 to 9.9 by guests. Lelewatu Sumba, Samsara Ubud, Munduk Moding Plantation, Permata Ayung, Pandawa Cliff Estate.
Track record
Twelve open resorts. Every one rated above 8.2.
Popo Danes Architects has delivered some of the most celebrated boutique resorts in Indonesia. Every project below is open and reviewed by guests on public platforms.
Lelewatu Resort Sumba8.2
Samsara Ubud9.4
Natya Resort Ubud9.4
Munduk Moding Plantation Nature Resort9.6
Nandini Jungle by Hanging Gardens9.2
Hanging Gardens of Bali9.4
Karang Saujana9.3
Kaba Kaba Estate9.0
Permata Ayung Private Estate9.9
Pandawa Cliff Estate8.9
THE 1O1 Bali Fontana Seminyak8.4
Natura Villa Ubud Bali8.6
Project timeline
The road to Q2 2028 handover.
Q2 2026
Project launch and reservation window
Q1 2027
Construction starts on site
Q4 2027
Rough construction completed
Q2 2028
Key handover, rental income starts
Read before you invest
Honest analysis of Bali real estate.
Independent guides on leasehold law, off plan economics and the East Bali shift. Written for foreign investors who would rather see numbers than slogans.
Where authentic Bali meets the ocean
Let us discuss the details.
Reserve a private viewing of the project, or request the full brochure with floor plans, pricing and the financial simulation.