Project

phase 2 - now selling

With the completion of Phase 1 in 2023 (4 villas + infra) and successful operation in 2024 we are excited to announce the release of Phase 2a (4 villas) and Phase 2b (6 studios). Total project size 12 villas, 23 rooms. Large enough to build F&B and Spa facilities, but small enough to stay boutique and keep construction timeframes short.

Phase 2a is comprised of land + off plan villas for individual buyers. The designs are similar to Phase 1, but refined based on the past 12 months of operations. This is suited to buyers wanting their own villa and title with budgets of 200,000-250,000 USD.

Phase 2b is a property fund managed by DUNIA, that syndicates investors together to build small studio cabins. The designs follow a similar aesthetic to Phase 1, but the floor plans are greatly reduced and facilities stripped back. This is suited to buyers wanting participate in the local property market but in a low touch way with low capital requirement of 50,000-100,000 USD.

DUNIA will develop and manage a Cafe / Restaurant and Spa, which completes the project. Its always been our view that Jabon naturally suits Wellness.

close but far

DUNIA is on the coastline but setback and elevated in the hills.

Its’s close to the beach but still a 10min drive, making it a semi remote location. When you visit Jabon it feels like its own little world…cooler than the beach, quieter and slower.

You come here to get away and it in many ways it feels like the hills around Ubud, Bali. But at the same time and unlike Ubud you’re only 10min away from world class beaches. The best of both worlds.

Being semi remote there is a necessity to create a destination over time. Once DUNIA has a min threshold of rooms (16), it will build F&B and Spa. The first major step. Once operations are running smoothly, DUNIA can offer services to other small independent villas coming into area. The second major step.

Whereas Phase 1 was proof of concept, Phase 2 is time to scale and start creating a destination.

small but spicey

There is a minimum threshold of villas / rooms which is needed to share the cost of shared facilities and hire a professional management + marketing team. But in our opinion, many projects coming to market in Lombok go far beyond that.

Large projects of 40, 50 villas are commonplace. They have long and complicated construction timeframes, which carry significant development risk. Large projects require extra layers of management and beuracracy. They risk flooding the market with rooms and depressing prices. Most of all large projects lose that personal touch amongst owners but also with customers and community.

positioned just right

There are a lot of villas coming to market in Lombok. Many of which are in the hills. However they tend to share a lot of similarities.

• large projects 40, 60, 100++ villas

• large villas 3, 4, 5, bedrooms

• high ADRS of 300 USD, 400, 500 USD ++ / night

• contemporary Western designs

Emerging tourism destinations traditionally start with smaller projects and lower ADRs. Ignoring this normal trajectory is risky, especially for first time developer / operators.

BRAND is important

Have a clear identity for the project and ensuring that identity suits the location is critical. Contemporary Western projects that do not reflect the local culture or local environment, have a weak brand story. Aesthetically they may be beautiful and luxurious but they lack a respect for the location and therefore lack character. Without which you cannot build a compelling story. They are just pretty villas on a hill.

Projects that try to develop independently of or in contrast with their surroundings are also always in conflict.