The investment is based on an 80-year long lease structure combined with a lease-back agreement. Investors lease one of the 145 exclusive plots, which is then developed into a luxury tented villa resort operated by Sono Hotels & Resorts. This ensures fully managed operations and passive income

Investor income is derived from the net profit of the entire resort, not just room revenue. This includes revenue from accommodations, dining, wellness, weddings, and curated experiences. Annual profit is distributed to investors transparently, and all financials are reviewed by an international auditing firm.

Each tier comes with a minimum commited annual income ranging from 4% to 8%, depending on the investment level. This is the baseline income investors receive regardless of operational performance, offering added financial security.

No. All ongoing operational, maintenance, and service costs are covered within the leaseback model. There are no hidden fees, and investors are not responsible for any future upkeep.

Investor income is calculated annually and distributed once per year. All returns are paid in IDR (Indonesian Rupiah), in accordance with local regulations.

Yes. Depending on the investment tier, investors receive up to 10 nights of complimentary stay at CROSS Celesta every year, for the full duration of the 80-year lease. Additional perks include room upgrades, spa and dining discounts, and exclusive access to CROSS Hotels & Resorts properties.

Yes. The value of your lease increases as the resort develops, opens, and begins generating returns. Investors also benefit from unrealized capital gains tied to land appreciation and brand positioning in the luxury market.

No, this is not a timeshare. You are securing long-term leasehold rights to a specific land plot, which is then developed into a fully managed villa under a lease-back framework. You benefit from ownership-secured passive income, not a rotating usage schedule.

PT Bali Penida Jaya is the Indonesian-based development company behind CROSS Celesta. They oversee land acquisition, construction, and investor relations. CROSS Hotels & Resorts, part of the SONO, is the appointed hospitality management company—responsible for operating the resort and maximising investor returns. CROSS Hotels and Resorts is not the developer, but a globally recognised operator with deep experience in Southeast Asia’s luxury hospitality market.

CROSS Celesta Nusa Penida is scheduled to open in Q4 2027. Investor income distributions begin 12 months after the official opening, ensuring a full year of stabilized operations before profit sharing starts. This approach ensures transparency, accuracy in performance-based returns, and a clear financial timeline for all investors.

Foreign investors, whether individuals or entities who generate income from Bali, Indonesian sources (e.g. rental income, dividends, royalties, or interest), are subject to Indonesian withholding tax under Article 26 of the Income Tax Law. This law stipulates a 20% final withholding tax on gross income earned by non-resident taxpayers.

This tax applies regardless of whether the income is repatriated or retained abroad. However, the withholding rate may be reduced if the investor is a resident of a country with a Double Tax Agreement (DTA) with Indonesia and the requirements are fulfilled.

The applicable withholding tax may be reduced if the investor holds an Indonesian Tax ID (NPWP), typically obtained through establishing a foreign-owned entity. Explore the detailed tax implications and structuring options below.

Rental income from Indonesian real estate may fall under two different tax treatments:

• Final Income Tax (PPh Final): Applicable when rental payments are made by an Indonesian tax resident and reported locally. This is typically subject to a 10% final tax on gross income.
• Withholding Tax (PPh 26): Where proper local reporting is not undertaken, or the payer is a foreign entity, PPh 26 at 20% on gross rental income applies by default.

Key Insight: For non-residents without an Indonesian tax ID (NPWP), the 20% rate is generally applicable unless rental income is channelled through a compliant structure, PT PMA (foreign-owned company) or licensed property agent.

Not necessarily. Foreign investors may acquire leasehold or other rights via local structures without an NPWP. However, the absence of an NPWP results in higher tax exposure, particularly a 20% withholding rate rather than 10% under domestic final tax regimes.

For operational investments (e.g., running a villa or resort), it is advisable to establish a PT PMA (foreign-owned company) and register for an NPWP to optimise compliance and tax efficiency.

NPWP (Nomor Pokok Wajib Pajak) is Indonesia’s taxpayer identification number. While not always mandatory, foreign investors can access lower withholding tax rates (e.g., 10% on rental income vs. 20% without NPWP), qualify for local tax schemes, and establish a foreign-owned company (PT PMA). It also supports regulatory compliance for operating businesses in Bali.