30 to 80 year leasehold
Enjoy full flexibility with leasehold terms ranging from 30 to 80 years, giving you complete control over your investment horizon while benefiting from reduced early-bird entry pricing.
Off plan, Sambangan North Bali
Where the jungle falls into the valley.
A boutique 5 star resort by Popo Danes, set beside the Aling-Aling Waterfall in the highlands of North Bali. 39 suites, handover Q4 2027.
EUR 95.200 early bird8 % guaranteed by contract30 to 80 year lease
Boutique scale
39
suites, one resort
Guaranteed return
8 %
by contract, first three years
Lease term
30–80
years, flexible
Entry from
€ 95k
early-bird suite
The concept
A boutique retreat, where the jungle meets the falls.
Aling-Aling Waterfall Resort is 39 suites set into the green highlands of Sambangan, beside the iconic Aling-Aling Waterfall. Each suite is designed with natural materials and contemporary comfort, framing views over lush valleys and rice terraces.
Investors share in the resort total revenue regardless of their own unit occupancy. Bali welcomes 16 million visitors a year, the premium hotel segment grows 12 percent annually, and North Bali is the next region rising on new infrastructure and demand from upscale travellers.
- Architect
- Popo Danes
- Developer
- PT Ayo Uma
- Leasehold
- 30–80 yr
- Handover
- Q4 2027
Sambangan, North Bali
Beside the waterfall, above the valley.
Far from the crowds of the south, North Bali is where green mountains meet the sea. The site sits next to three waterfalls, terraced rice fields and trekking trails, with the new North Bali Airport planned only nine kilometres away.
- Waterfall
- Aling-Aling Waterfall
- Next door
- City
- Singaraja
- 18 min
- Beach
- Lovina Beach
- 25 min
- Infrastructure
- New North Bali Airport
- +/- 9 km
The residences
Thirty-nine suites, framed by green.
One suite type, the Aling Horizon Suite, of roughly 36 sqm. Each thoughtfully designed with natural materials, opening onto valleys and rice terraces.
The resort
Aling Horizon Suite
Lifestyle
A wellness resort, wrapped in jungle.
A signature outdoor pool, a rooftop lounge, spa with sauna and steam, a yoga and meditation platform, fitness centre, restaurant, botanical gardens, outdoor cinema and a kids club.
Lobby & reception
Restaurant
Suite
Spa & wellness
Fitness centre
Rooftop lounge
Signature pool
Lounge
After dark
Why investors choose this
Four reasons this off plan stands apart.
8 percent guaranteed by contract
A secure, contract-backed 8 percent annual return in the first three years, ensuring stable passive income from day one, fully guaranteed by the developer.
10 to 15 percent return on investment
Beyond the guaranteed period, benefit from an expected 10 to 15 percent annual return, driven by high occupancy and strong long term rental demand in a growing North Bali tourism area.
Premium membership
Premium Membership grants investors exclusive discounts, priority benefits and special privileges across all Ayo Uma Resorts and partner brands.
Indicative returns
What a suite can return.
A simulation from the brochure for an early-bird suite at €95.200, across three occupancy levels. Management fee and operational cost are set at 25 percent.
Occupancy
65%
12,20%
Annual return on investment
- Break even
- 8,2 yr
- Rate / night
- € 65
Occupancy
75%
13,89%
Annual return on investment
- Break even
- 6,6 yr
- Rate / night
- € 70
Occupancy
85%
18,34%
Annual return on investment
- Break even
- 5,4 yr
- Rate / night
- € 75
At the standard price of €119.000 the same occupancy levels project a 9,71%, 11,11%, 14,66% annual return. This is a simulation of future financial performance for presentational purposes only and is not a guarantee of any kind. A separate 8 percent return is contract-backed by the developer for the first three years.
The architect
Popo Danes builds with the land.
One of Indonesia's most prominent architects, born in Bali in 1964 and founder of Popo Danes Architects since 1993. His work is celebrated for an unwavering respect for local culture and environment, designing in harmony with the landscape rather than against it.
“A tree does not grow without its roots.”
Twelve open boutique resorts to his name, all rated 8.2 to 9.9 by guests. Permata Ayung, Munduk Moding Plantation, Samsara Ubud, Hanging Gardens of Bali.
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.
Permata Ayung Private Estate9.9
Munduk Moding Plantation Nature Resort9.6
Samsara Ubud9.4
Natya Resort Ubud9.4
Hanging Gardens of Bali9.4
Karang Saujana9.3
Nandini Jungle by Hanging Gardens9.2
Kaba Kaba Estate9.0
Pandawa Cliff Estate8.9
Natura Villa Ubud Bali8.6
THE 1O1 Bali Fontana Seminyak8.4
Lelewatu Resort Sumba8.2
Adventure tours
Fifteen experiences, one concierge.
Pre book before arrival or arrange on the day with reception. Curated for the North Bali landscape: waterfalls, dive sites, dolphins at Lovina and the volcanoes of the east.
- Lovina dolphins
- Night snorkeling
- Menjangan Island
- Tulamben shipwreck
- Lovina reef
- Santhipala yoga tour
- Grand Lovina tour
- Lemukih trekking
- Secret Garden tour
- Sunrise Batur hike
- Sunrise Agung hike
- Sunrise Ijen hike
- Ijen and Bromo hike
- Pemuteran tour
- Banjar hot springs
Project timeline
The road to Q4 2027 handover.
Q4 2025
Project launch
Q3 2026
Construction starts
Q2 2027
Rough construction ready
Q4 2027
Key handover, rental income starts
Where the future of Bali begins
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.