The One by Almal, Nusa Dua, Bali: 92% Profit Share, Pessimistic-Case ROI Still 17–22%
Why this matters
Most developer brochures show only a best-case yield. Having the pessimistic-case math spelled out line by line — booking fees, utilities, administration, marketing, management fee, tax — is unusual, and it means the headline "up to 22%" figure in the catalog isn't disconnected from a documented floor scenario.
Project details
154 units: 12 villas, 30 townhouses, 112 apartments. Location: Nusa Dua, Bali. Completion: Q3 2027. Starting price: $98,000 (tax included). Operator: Registry Collection Hotels (Wyndham). Developer: Almal Real Estate Development / PT Magical Bali Villas.
Pessimistic-case ROI by unit type (developer's own worst-case projection, Feb 2026):
- Studio ($109,064): ADR $127, 75% occupancy → 19.17% annual ROI
- 1BR Apartment ($200,000): ADR $210, 75% occupancy → 17.27% annual ROI
- 2BR Apartment ($245,700): ADR $305, 82% occupancy → 22.27% annual ROI
- 1BR Townhouse ($281,750): ADR $305, 76% occupancy → 18.00% annual ROI
- 2BR Villa ($476,675): ADR $504, 79% occupancy → 18.32% annual ROI
Cost structure deducted before net profit: booking fees 16%, utilities/community service charges 4%, administration and personnel 6%, marketing 1.5%, management fee 8% of Gross Operating Profit, then 10% tax on withdrawal. Buyer keeps 92% of Gross Operating Profit before that final tax.
Alternative scenarios in the same document: full 23-year operation option shows total net profit of $522,795–$2,128,587 depending on unit (447–529% cumulative ROI); resale-on-completion option shows Year 1 net profit of $32,719–$143,003 depending on unit. The developer recommends full payback via operation plus resale by Year 7.
Developer disclaimer (verbatim, worth knowing): "The ROI figures provided are based on actual assumptions and market trends, and may not reflect future outcomes... We do not guarantee the accuracy of projected ROI and disclaim any liability for potential losses." Standard language, but worth stating plainly rather than omitting.
Frequently asked questions
What does the "pessimistic scenario" ROI actually assume?
The developer's own worst-case projection, not a marketing number: it uses conservative average daily rates and occupancy for the Nusa Dua area (based on STR — Smith Travel Research — market reports), then deducts real operating costs (16% booking fees, 4% utilities/community charges, 6% administration, 1.5% marketing, 8% of gross operating profit as management fee, plus 10% tax on withdrawal) before arriving at net ROI of 17.27–22.27% depending on unit type.
What share of rental profit does the buyer actually keep?
After the management fee (8% of Gross Operating Profit), the buyer keeps 92% of the remaining operating profit before the final withdrawal tax — a specific, documented split, not a vague "majority share" promise.
What brand manages The One?
Registry Collection Hotels, part of Wyndham. The developer is Almal Real Estate Development together with PT Magical Bali Villas.