The Villa Shared Pool: Simple, Fair, and the Safest Way to Invest in Indonesia
Individual villas can perform unevenly. Seasons shift, unforeseen maintenance issues, and a single bad review can tilt results. Kabisu solves this with a shared villa pool that rewards great operations, not luck, while using the legally safest structure available to foreign investors in Indonesia.
How the Villa Shared Pool Works
- Bookings across the collection: All guest bookings from the 10 villas are combined into one pool.
- Standard deductions: From total bookings we deduct
VAT, booking platform fees, management, and maintenance. The professional costs required to keep service consistent and reviews strong. - Net pool: What remains forms the net rental pool.
- Distributions to investors: The net pool is distributed to investors (pro-rata to their participation). Investors receive reports twice a year, and dividends are paid every six months.
The result: fairness and predictability. The pool smooths natural differences between villas (occupancy, maintenance, small variances), so everyone benefits from one brand, one standard, and one commercial strategy.
Why the Pool Performs
We don’t list and wait: we go get bookings
This is not “Airbnb management.” Kabisu builds active demand through travel agencies, yoga and surf retreats (often with Bali-based teachers and instructors), curated brand collaborations, and influencers residencies.
This approach keeps Kabisu in control, not at the mercy of booking platform algorithms.
Resort-grade operations
The pool benefits from full-scale resort management, far beyond typical villa operations. From bartenders and maintenance to room service, housekeeping, and curated guest activities, every aspect is run to professional hospitality standards.
We bring in senior talent from top Bali resorts to train and mentor our on-site teams, ensuring service consistency at every level. Behind the scenes, our in-house hospitality director, part of Kabisu’s founding team, brings over 20 years of experience managing teams in remote Indonesian islands.
In a place as wild and authentic as Sumba, local knowledge and operational discipline make all the difference. That’s why Kabisu runs like a resort, not a rental.
Alignment by design
Kabisu doesn’t profit by selling villas; we earn when the villas perform.
That’s why the pool and the brand are engineered for longevity, not quick handovers.
How Revenue Flows Through the Shared Pool
1. Bookings
Guest stays across all 10 villas are pooled together under one resort operation.
2. Standard Fees
Booking platforms, VAT, management, and maintenance costs are deducted to maintain high service standards.
3. Net Pool
The remaining revenue forms one transparent rental pool shared among all investors.
4. Distributions
Investors receive proportional dividends and detailed reports every six months.
This structure ensures fairness, transparency, and predictable income for all investors.
The Safest Legal Structure for Foreign Investors
The shared pool isn’t just financially fair, it is also the legally safest way for foreigners to invest in Indonesian hospitality.
Why a PT PMA (foreign-owned company) is required
Under Indonesian law, foreign investors must invest through a foreign-owned limited liability company (PT PMA) to operate a business and lawfully generate income. Once incorporated and licensed, a PT PMA can run accommodation activities and distribute dividends.
Why “one company per villa” isn’t feasible or compliant
Indonesia applies capital and licensing thresholds to PT PMA entities. Creating a separate PT PMA for each individual villa would be impractical and prone to non-compliance: each entity would need to meet paid-up capital, investment plan, licensing, and reporting duties. Instead, all Kabisu villas are held and operated under a single, fully compliant PT PMA.
Secure land rights (HGB) via PT PMA
Foreign individuals cannot hold freehold land (Hak Milik). A PT PMA can legally hold Hak Guna Bangunan (HGB / Right to Build), the standard, bankable title for resort development (granted for 80 years and extendable / renewable). This is the accepted route for secure, long-term control of resort land and buildings by foreign investors and considered as freehold for foreign investors.
What to avoid
Shortcuts are common: informal leaseholds or under-capitalized PT PMAs that skip legal capital requirements or licensing.
These can face administrative sanctions or restrictions that jeopardize distributions and exits. Always insist on a structure that meets capital, licensing, and reporting rules.
Three advantages of this setup
- Full legal compliance: your investment sits inside a properly capitalized, licensed PT PMA with routine reporting, the only compliant way for foreigners to invest and lawfully earn income in Indonesian hospitality.
- Secure property rights: the PT PMA enables HGB, rather than fragile personal arrangements.
- Compliant fractional investing: because all villas are held by one PT PMA, investors can participate fractionally in the same regulated vehicle, receive semi-annual distributions, and transfer shares cleanly.
Ownership You Can Live With
- Up to six weeks free each year for personal stays.
- Option to extend at exclusive owner rates.
- When you’re away, your investment works for you inside the pool.
What to Expect
- Fairness and stability from the pool (smoothing unit differences).
- Reports twice a year and dividend distributions every six months.
- Performance driven by operations, not by algorithms.
- A brand built to last: we build for decades, not for handovers.
We don’t sell pictures or spreadsheets. We build and operate a resort.
Frequently Asked Questions
How often will I receive updates and payments?
Investors receive detailed reports twice a year, and dividends are distributed every six months directly from the rental pool.
Do my personal stays reduce my income?
Your first six weeks of stay each year are completely free and have no impact on your investment returns. If you choose to stay longer, the additional nights are simply deducted at cost from the shared revenue pool. A fair system that keeps everything transparent while giving you full flexibility to enjoy your villa whenever you wish.
Why not own one villa individually?
Single-villa ownership exposes you to seasonal, maintenance, and occupancy risks. The shared pool smooths these variations across the entire resort, providing fair, stable returns for every investor.
Is this model legal for foreign investors?
Yes. All operations are held under a properly capitalized PT PMA, the only compliant structure that allows foreigners to own, operate, and earn income in Indonesia. It also enables fractional ownership within one legally regulated company.
