Sidemen · Bali
For sale
Sidemen
Bamboo Villas
A riverside boutique hotel of seven bamboo units, in the hills of Karangasem.
Six chapters,
one ready-to-build project.
Riverside elevation · concept renderLand secured, design complete, studies in hand.
A 15-are plot on the river at the end of Jalan Tebola, in central Sidemen. The project is designed as a boutique hotel for short-term rental: seven bamboo units (six villas with private pools and a reception pavilion), café, lounge and parking, and landscaped grounds along a 50 m river frontage.
15 areMeasured land area (topographic survey)
7Bamboo units · boutique hotel
50 mRiver frontage
5.0Slope safety factor (1.4 required)
12Months target build programme
28 yrsLeasehold + guaranteed extension
Villas along the river · concept render
The Site
A riverfront plot in the Sidemen valley, surrounded by rice terraces and trees, facing the hills of East Bali.
Central Sidemen, on the river.
The plot sits at the end of Jalan Tebola, off Jalan Raya Telaga Tawang, in Sidemen village, Karangasem regency. It is surrounded by trees and runs along the river. The land is fully accessible by car and on foot.
1,488 m² of riverfront land.
The boundary drawn on the aerial view follows the topographic survey. The land runs along the river on its long side, with the road above on the opposite edge.
Master Plan
A boutique hotel of unique bamboo villas with private pools, blending privacy and luxury in a lush riverfront setting.
Bamboo structures among the treesA jungle haven by the river.
Seven buildings along the river.
Seven buildings along the river
Seven bamboo units, each one different.
Signature designBy a world-renowned bamboo architect, for exceptional architecturePrivateBathroom and small pool in every villa120 m²Maximum footprint per unit (1.2 are)SharedRiverside dining, yoga & massage, reception, parking, optional river-fed natural pool| Building | Levels | Program | Name |
|---|---|---|---|
| 01Pavilion Titi | 3 | Reception & lounge · café & parking · staff & utility | Bridge |
| 02Villa Ulun | 3 | 1 bedroom · private pool | Balinese: upstream, head of the water |
| 03Villa Muara | 2 | 1 bedroom · private pool | River mouth |
| 04Villa Arus | 2 | 1 bedroom · private pool | Current |
| 05Villa Campuhan | 2 | 1 bedroom · private pool | Confluence of rivers |
| 06Villa Telabah | 2 | 1 bedroom · private pool | Irrigation channel |
Architecture
Seven bamboo units, each with its own form. Renders, floor plans, elevations and sections, with physical scale models built for every building.
Pavilion Titi
The first building guests reach from the road. A bamboo bridge leads to a three-level pavilion stepping down the slope.
Floor plans
Villa Ulun
The tallest villa: a three-storey bamboo tower with stacked conical roofs and a pool at its foot.
Floor plans
Villa Muara
A two-level villa under a sweeping shingle shell, opening onto a round pool.
Floor plans
Villa Arus
A curved woven shell wrapping a two-level bamboo frame, with a circular window at the bedroom.
Floor plans
Villa Campuhan
A two-level bamboo frame with an open upper bedroom, set behind a raised round pool.
Floor plans
Villa Telabah
A wide two-level villa above the rocks, with a long terrace and an infinity-edge pool.
Floor plans
Engineering
Topographic survey, two soil investigations, a slope stability study and structural drawings issued for construction.
Topographic site plan
Land boundaries and area · 1,488 m²
Long and cross sections
Hard ground from 2.4 m.
Three test points, carried out by CV. Naranta Karya Soil Investigation (Denpasar) and signed by a certified geologist. The ground is firm near the surface and becomes hard from 2.4–3.2 m deep.
Two boreholes to 12 m. No groundwater.
Boring with standard penetration tests and laboratory analysis, CV. Naranta Karya, report dated 10 July 2025. Soft clay over the first 2.5–3 m, then hard rock (cadas) and gravel below.
| Borehole | Depth | Layer | N-SPT |
|---|---|---|---|
| BH.01 | 0.0–3.0 m | Clay, light brown, soft | 2 |
| BH.01 | 3.0–7.0 m | Rock (cadas), light brown, medium | 25–27 |
| BH.01 | 7.0–12.0 m | Rock (cadas), black, hard · c 0.87 kg/cm², φ 41.7° | 57–58 |
| BH.02 | 0.0–2.5 m | Clay, light brown, soft | 1 |
| BH.02 | 2.5–5.0 m | Gravel (koral), black, hard | >30 |
A stable slope, 3.6× safer than required.
An engineer checked whether the 14 m slope between the road and the land could slide, with and without the weight of the future buildings. The safety score is 5.0, where the Indonesian standard asks for at least 1.4. Conclusion of the report: the slope is safe and needs no reinforcement work.
The bamboo structure is already engineered.
A structural engineer has modelled and calculated the bamboo frames, floors and pile foundations in 3D, based on the soil test results. The structural file is complete: calculation models, structural plans and drawing sets marked "for construction", from which a contractor can price and build directly.
Structural 3D model · engineerEvery bamboo member, modelled and calculated.
Legal & Zoning
A 28-year notarised leasehold with guaranteed extension, a title checked by the land office, and the zoning map.
28-year leasehold + guaranteed extension.
The land is held under a 28-year lease with a guaranteed extension, by notarial deed signed on 7 November 2024. The underlying freehold certificate was checked by the Karangasem Land Office (BPN) on 8 October 2024.
At the date of the check, BPHTB transfer tax was recorded as outstanding.
Inside the pink zone.
On the Sidemen spatial plan map, the plot lies in the pink zone, the tourism zoning of the area.
The 2024 BPN certificate check refers to the 2012 regional regulation (Perda 17/2012), which listed the parcel as wet agricultural land.
The Market
Who sells nights in Sidemen today, at what price, and what five bamboo pool villas on the river can earn.
A small market where the top decile wins.
Sidemen has only 123 active short-term listings. The median listing is a guesthouse at Rp 1.2 million a night, which pulls the market average down. The top 10% of listings, the design-led bamboo houses with pools, sell at Rp 6 million and more with 73% occupancy or better. That is the segment this project is built for.
Bali6.95 mInternational arrivals to Bali in 2025, up 10%, a recordKarangasem1.28 mVisits to Karangasem sites in 2024, mostly foreignSidemen123Active short-term listings in Sidemen, a thin supplyTop 10% · Sidemen73%+Occupancy of the top 10% listings in SidemenTop 10% · SidemenUSD 360+Nightly rate of the top 10% listings (Rp 6.1 m), five times the median
Bali · USD 201–500 hotels69%Occupancy in 2025, ADR USD 286Sources: AirROI Sidemen market report, Oct 2025 to Sep 2026; Horwath HTL, Bali Hotel & Branded Residences 2026; BPS Bali; Karangasem Tourism Office. USD at Rp 16,800. Links on the Sources page.
The same road already sells nights at USD 200 to 500.
Veluvana, Samanvaya and Wapa di Ume all sit on Jalan Tebola, the same road as the site. Public "from" rates for two guests, before taxes, checked 1 to 3 November 2026.
Rates: Booking.com and Airbnb "from" prices compiled by The Bali Guideline (1 Nov 2026), momondo, Klook, Vrbo and the properties’ own sites. Scores as published on 3 Nov 2026. USD at Rp 16,800.
Twenty minutes away, bamboo sells at USD 300 to 650.
Selat and Rendang, on the other side of the Sidemen valley, host the most wish-listed bamboo homes in Bali. Ulaman and Aura House show where the ceiling of the bamboo segment sits.
Also benchmarked: Bambu Indah, Ubud, USD 250 to 502. Rates: Booking.com, Tripadvisor, Airbnb, Traveltomtom 2026 and the properties’ own sites. USD at Rp 16,800.
Five keys, one river, USD 250 to 380 a night.
Indicative room-revenue scenarios for the five one-bedroom pool villas, priced inside the range the neighbours already achieve. Room revenue only, before the café, spa and experiences. Built from public market data, not a forecast.
Fully priced, line by line.
The complete cost of building the project has been calculated with the bamboo builder and the foundation contractor, on the basis of the for-construction drawings, the soil tests and the slope study. The buyer does not start from an estimate: the quotations exist.
Pavilion Titi · entrance and parking · concept renderCheck every number yourself.
All rates and scores in this chapter come from public pages, checked between 1 and 3 November 2026. Nightly rates move with season and dates. Photos of other properties are shown for comparison only and belong to their owners.
Market data
- AirROI · Sidemen short-term rental market report, Oct 2025 to Sep 2026: 123 listings, occupancy and rate tiers, seasonality
- Horwath HTL · Bali Hotel & Branded Residences 2026: hotel occupancy, ADR and RevPAR by rate segment and submarket
- BPS Bali via Antara: 6,948,754 foreign arrivals in 2025, up 9.7%
- Karangasem Tourism Office via detik: 1.28 million visits in 2024
- The Bali Guideline · 31 bamboo hotels in Bali with "from" rates, updated 1 Nov 2026
- Traveltomtom · 12 best bamboo houses in Bali 2026
- Luxury Travel Magazine · Sidemen, "Bali's new Ubud", Jan 2026
Sidemen valley
- Veluvana Bali · website · Booking · Scorpio · Cobra · Owl · Tripadvisor
- Samanvaya · website · Booking · momondo · Small Luxury Hotels
- Wapa di Ume Sidemen · website · Kayak · Tripadvisor
- The Wapa Lux Tent · website · Klook
- Avana Dream Villa · Airbnb · Vrbo
- Bird Hills · website: 7 bamboo houses in Tangkup, Sidemen, listed at USD 135 to 350
East Bali cluster & benchmarks
- Hideout Bali · website · Airbnb · Booking
- Camaya Bali · website · Airbnb, Suboya house
- Magic Hills Bali · website · guest review, Feb 2026
- Oniria Bali · Airbnb
- Ulaman Eco Luxury Resort · Booking · Tripadvisor · ArchDaily
- Bambu Indah · Tripadvisor · Booking
- Aura House · Airbnb
Price on request.
The project is offered for sale as a whole: land lease, complete design, studies and construction drawings. Construction budget, operating projections and sale terms are shared with qualified buyers. Full cost calculations for the whole project have been prepared with the bamboo builder and the foundation contractor.
Villa Arus · concept renderEverything included in the sale.
The full project file is available to qualified buyers. Contact us for more information.
- Master plan (PDF, DWG)
- 7 units: floor plans, elevations, sections, roof plans
- SketchUp 3D models, all buildings
- Spatial planning & visualisation book
- 3D renders per villa
- Scale model photos, all buildings
- Drone photos of the land
- Villa Ulun, for construction (PDF, DWG)
- Villa Muara, for construction (PDF, DWG)
- 3D structural calculation models
- Engineering plans
- Topographic site plan (PDF, DWG)
- Long and cross sections
- Land boundaries and area
- CPT soil test report (31 pages)
- Boring & SPT report (55 pages)
- Slope stability analysis
- SHM certificate No. 02796
- BPN certificate check
- Lease deed, 28 years + extension
- Zoning maps
Ready to build.
Contact us for more information: technical file, engineering plans, structural drawings and terms of sale.