KASIA Boutique hotel, café & co-working
Location
Ungasan, Bukit Peninsula, Uluwatu — South Kuta, Bali
"Kasia Ungasan exemplifies a nuanced approach to Tropical Brutalism… a compelling addition to Bali's architectural landscape and a noteworthy example of contemporary tropical design." — ArchDaily
KASIA Design
A tropical-brutalist building in poured concrete, local timber, and glass — three levels designed as a single monolithic volume by Kasia Design and completed in 2023. Exposed concrete and textured surfaces, light-filled interiors, and expansive glazing that keeps the rooms private while opening them to the air and the greenery. It's the kind of building artists, designers, and photographers ask to shoot in, and it earned a feature on ArchDaily, one of the most-read architecture publications in the world. Most boutique hotels in Bali look like each other. This one doesn't — and that is the asset.
KASIA Features
Nine rooms and ten bathrooms across 675 m² of building on 500 m² of owned land, over three levels. Every room has a private bathroom and a clean industrial-tropical fit-out: five Premium XL, two L Suites, and two Standard rooms — a mix that covers everything from long-stay creatives to short luxury stays. A shared pool, a rooftop café with views, a co-working floor, a creative studio, and free scooter parking. The café and co-working space are the building's social engine, and the reason a community of remote workers keeps coming back.
KASIA Specifications
Land: 500 m² (5 are), owned
Building: 675 m² (approx. 7,265 sq ft), three levels
Rooms: 9 · Bathrooms: 10
Room mix: 5 Premium XL · 2 L Suites · 2 Standard
Furniture: fully furnished, turnkey
Pool: large shared swimming pool
Title: held by an Indonesian company (PT) on HGB (Hak Guna Bangunan / right-to-build) — the standard, legal structure for foreign ownership of a hotel in Indonesia; acquired through transfer of the company
Licenses: operating permits in place, including the building permit (IMB)
Year built: 2023
Price: USD $1,200,000 (≈ Rp 21.5 billion), company and all contents included
KASIA Location
In the heart of Ungasan on the Bukit Peninsula, minutes from the Uluwatu cliffs, the beach clubs, and the surf at Bingin, Padang Padang, and Melasti. Ungasan is the corner of the Bukit where land is still priced below Uluwatu and Bingin proper — which is exactly why it's where the next decade of South Bali growth is pointed.
KASIA the business
Kasia has run as a boutique hotel since 2023 and covers its operating costs with room to spare — operationally profitable, at high occupancy (around 84% over its most recent measured period), on strong guest reviews and an Airbnb Superhost record. Bookings come mostly from direct guests and Airbnb, with a returning digital-nomad community built around the café and co-working floor. It is fully staffed and runs day to day without the owners on site.
KASIA the opportunity
Here is the honest upside, and it's a big one. Kasia has been run as a design and community project, not a yield machine — so its room rates sit well below what comparable boutique rooms in the Uluwatu area command. Same building, same occupancy, professional pricing, and the revenue moves materially. The channels tell the same story: strong on direct and Airbnb, but Booking.com, card payments, and a connected booking engine are still untapped. The hard part — securing the land, designing and building, launching and proving the operation — is done. What's left is revenue management, the easiest kind of upside to capture.
KASIA pricing & marketing
Room rates have been left soft and distribution narrow. A new owner can introduce dynamic pricing across Bali's high and shoulder seasons, widen distribution across Booking.com, Agoda, card payments and a direct booking engine, and lift the average rate toward the market the building already deserves.
KASIA technology
A property management system came online at the end of 2025. The next steps are a connected channel manager and online booking engine, plus light smart-room and operational tooling — straightforward additions that tighten operations and capture the channels currently left on the table.
KASIA on Airbnb
High occupancy and Airbnb Superhost status, with a returning guest base. The listing and its reviews transfer with the sale.
KASIA investment
This is not a yield play dressed up as one. It's a design asset — an architecturally significant, income-producing building on owned Bukit land — with a revenue engine a competent operator can improve from day one. The layout flexes across boutique stays, long-stay creative residencies, and a community café and co-working hub. Held in a clean company structure with permits in place, it is genuinely turnkey: run it directly, or hand it to an operator and focus on the upside. Offered at USD $1,200,000, company and all contents included. Full financials and a structure sheet available to qualified buyers under NDA.
KASIA contact
If you want to own Kasia Ungasan, get in touch — we'll share the financials and arrange a viewing. Serious enquiries welcome.
Frequently asked questions
Why are you selling Kasia Ungasan? We're builders — our work is in the creative phase of new projects. With Kasia we found the site, designed and built the building, launched the hotel, and got it to a profitable, well-reviewed operation. That job is done. It's the right moment to hand it to an owner who'll focus on running and growing it.
Why is this an interesting buy right now? Three reasons. The building is rare — an ArchDaily-featured design asset on owned land in one of Bali's strongest submarkets, sold turnkey with staff, permits, and furniture. The economics are de-risked — built, licensed, operating, and profitable at the operating line. And the upside is visible — room rates and distribution have been left soft, so there's real, capturable revenue growth for an operator who prices and markets the rooms properly. With the rupiah down around 10% against the dollar over the past year, it's also meaningfully cheaper for a USD buyer than it was twelve months ago.
What's the growth potential? The straightforward path is revenue management: lift the average room rate toward comparable Uluwatu boutique product, and open the booking channels currently unused. Beyond rooms, the café, rooftop, and creative studio are underused revenue lines with room to grow. The capital-heavy work — securing the land, designing and building, launching the operation — is already behind you.
How is the property held, and can a foreigner buy it? Kasia is owned by an Indonesian company (PT) that holds the property on HGB (Hak Guna Bangunan) title — the standard, legal structure for foreign ownership of a hotel in Indonesia. A buyer acquires the company, with the building, land rights, licenses, brand, and operations inside it. Full structure details are shared with qualified buyers under NDA.
