About DOMA
DOMA, your investment partner in Bali
For three years we built villas in Ubud as a developer. Since 2026 we run the project on your side. We find and verify the land, put the project together, hold the build to its deadlines and quality, and hand the villa over to management. The land and the building contract are in your name, responsibility for the process is ours.
What an investment partner does
One partner for the whole investor journey
A developer sells you a finished product and works for itself. An agent finds a property and leaves after the deal. An investment partner stays with you from choosing the land to the first payouts and answers for the result under contract.
Land that fits your goal
We find a plot for income and price growth and check the zoning, the certificate and the owner before any payment. The leasehold is registered in your name at a notary.
Design and permits
Architecture, specification, KKPR and PBG. The document pack is open to you and your lawyer before the deal.
Construction on your side
You sign the construction contract with the general contractor directly. We control deadlines and quality, accept stages by act and send reports every two weeks.
Launch and income
The villa goes to rent fully equipped. We connect a proven management company, payouts and reports arrive every month.
The 2026 model
Why we are no longer a developer and what it gives you
We found land, designed, built and sold a finished product. That is how Green Harmony, Most and Sun Rise came about, 30+ villas in total.
Bali's OSS system rejects applications from new PT PMA under 18 KBLI codes, including developer code 68111. Announced by the governor on 22 and 23 July 2026.
Together with lawyers we rebuilt the contracts and opened a new company for the new role. The “everything through one company” model stays in a grey zone for others, we chose the white one.
Three documents instead of one
| Document | Parties | What it covers |
|---|---|---|
| Coordinator services agreement | You and DOMA | Find and verify the plot, select architects, hold construction to deadlines and quality, hand the villa over to management. This is the legal form of our role as investment partner. |
| Land lease agreement | You and the landowner | Leasehold Agreement in your name with the cadastral number, area, a 29+10+30 year term and extension terms. |
| Construction contract | You and the general contractor | Specification, materials, deadlines, 5 / 2 / 1 year warranties. The same contractor we have built with for over three years. |
Where the money goes
The land is registered directly to you. The construction budget goes to the general contractor in 30 / 30 / 30 / 10 stages, each tranche after an act. DOMA receives a project fee and earmarked payments on your instruction, each with a supporting document.
What stays with us
The team, the contractor, the architects, the specification standards and the acceptance procedure moved into the new model in full. The track record of three years stays too, with 30+ villas built, 87% occupancy on delivered villas and 4000+ guest reviews. The difference is that these standards are now written into contracts in your name.
What we deliberately do not do. We do not hold your land on our company, do not take the construction budget into our account and do not promise yield in the contract. Rental income is calculated separately, from actual reports of delivered villas. Full breakdown with sources →
History
Five projects in four years
- 2022
DOMA starts
First land in Ubud, the team, furniture production
- 2024
Green Harmony delivered
4 villas live on Airbnb, a working portfolio
- 2025
Most
4 design villas, sold out during construction
- 2026
Sun Rise, Forma and a new role
19 units in Tegallalang all sold, 9 of 10 Forma villas sold. Since May DOMA works as an investment partner under the 2026 law
- 2027
Mirador Villas
7 canyon-view villas under the new model, now selling, completion in September
Principles
What we stand on
Documents before money
KKPR, PBG, Due Diligence and a contract with a guaranteed extension are sent to your lawyer for review before any payments.
Money follows construction
Payments against work-completion acts. If a stage isn't delivered, the payment doesn't fall due. Every contract of ours works this way.
Transparency as a system
Weekly photos and videos from the site and actual yield reports of delivered villas are available on request.
Technology instead of promises
Walk through your villa in 3D before construction, configure it online and calculate the yield on real data.
Cultural capital, with land 4–6× cheaper than Canggu and 2,800 rental listings. Land and villa prices, nightly rates, occupancy, who it suits, the 2026 rules. Every figure has a source.
Open the map →Shall we meet?
We'll set up an online call to show current construction sites and delivered villas and answer your document questions.