bali
preview
A dream home in Bali : everything you need to know by marie Dakin
www.hotpropertybali.com
1
BUILDING
THE DREAM HOT Property Bali Building in Bali: Everything you need to know Copyright 2008 : Marie Dakin Cover Photo: Karang Kembar - Bukit This page: Child’s Residence Jimbaran Bali, by John Lincoln Architects
mdakin@dps.centrin.net.id web: www.hotpropertybali.com
2
www.hotpropertybali.com
THE BIG BUILD
Child’s Residence Jimbaran
www.hotpropertybali.com
3
Pandan Villa Canggu
4
www.hotpropertybali.com
6 10
26
42
INTRODUCTION
Location, location, location 12 14 16 18 20 21 22 24 25
Recent Area History Seminyak Jimbaran Bukit Sanur Nusa Dua East Bai Canguu Ubud
CONTENTS 117
134
Tips Due Diligence Purchase & Ownership Options Villa Licensing 101
Architects & Building 44 46 50 52 56 60 64 70 74 84 92 96 102 106 112
Working with Architects Architect: John Lincoln Building your Dream Team Architect: Shinta Siregar Realising Dreams - Glenn Parker Architect: Glenn Parker Assoc. Architect: Walter Wagner - At Home Architects: Habitat 5 Architect: Valentina Audrito Architect: Yoka Sara Architect: Guy Morgan Associates Architect: K Plus K Associates Architect: GFAB Architect Rob Sample All Terrain Architecture
Building Q&A Land Build Packages The Self Build Money Pit Building Material trends How to Snag Your Perfect Villa The Outer Dimension
Case Studies
The ins & outs of the dos & don’ts. Whether building for rental, investment or creating a home you wish to grow old in, here are real-life examples of the possibilities.
Finding & buying Land
30 32 34 40
Bricks & Mortar 118 121 123 128 130 132
220
136 An Investment Blueprint 144 Typically Tropical in Canggu 152 Freestyle in the City 156 At Home on the River 162 Wooden Whimsy 166 Living the Dream 172 The White Cubes of Bukit 178 House of Fun 186 Get into the Groove 194 The Hobby House 204 California Dreaming 212 In Living Colour
The Finishing Touches
220 224
Dream Villa Wish List Spending too little on interiors can kill your investment, it pays to listen to the experts and do it right the first time. Regardless of price, a house is bricks and mortar; what goes inside is what makes it a home. 50 plus expert tips when planning your villa.
www.hotpropertybali.com
5
INTRODUCTION Most of us have done it at some time or another; sat down with a blank sheet of paper and sketched out the design for our dream home Bali’s rising status as a world class holiday and second home destination is almost unrivalled and the steady increase in property prices over the last few years has made it an increasingly popular place to invest. Although fuel and transportation prices have risen, the cost of local materials and labour have remained fairly constant and the rising house prices have mainly been due to growing demand in particular areas and savvy buyers demanding the higher-quality fixtures and fittings of modern living, which invariably need to be imported. An increasingly popular option amongst certain types of investor is to build bespoke properties rather than buying off the shelf. For them it’s primarily about the freedom and privacy this offers together with the ability to create a property that precisely matches their individual requirements and also fits the property uses they have in mind in terms of size, design and how often they wish to stay there. These hidden getaways may be simple traditional villas or the ostentatious super homes which are invariably equipped with a full staff, gardeners and chefs, and are often let out through private villa management companies as opposed to a resort rental pool. The benefits of self build are that you get exactly what you want in the location of your choice and you can potentially save as much as 25% on the price of a similar spec, size and quality ready built property. A word of caution however; achieving this can be far from straight forward and is not for the faint-hearted. You should expect exactly the same dilemmas and potential pitfalls that you would find if building in your home country; with the added obstacles of not being resident full time, working with a different language, legal processes and local interpretations of ‘timetables and deadlines’. When choosing how best to proceed with your project, your overall budget and how clear you are about what you require of the finished product will be big factors. There are many online sites that offer inexpensive house plans, house designing software and walkthroughs which can be dabbled with - but don’t be tempted to go it alone; professional advice is a must. Making the
6
www.hotpropertybali.com
Aqua Villa Canggu
www.hotpropertybali.com
7
Wong Pandan Villa Canggu Villa Canggu -Lucky 8 Photography
8
www.hotpropertybali.com
INTRODUCTION
project a reality requires you to take the next step forward and hand your outline plans over to design professionals or an architect to make sense of them and transform them into a workable, buildable project plan. To achieve a successful project you must plan meticulously and develop a high level of trust between yourself and your contractors. This requires excellent team work, collaboration, communication, and patience. But don’t fret! There are extremely reliable service providers available here in Bali that can significantly help reduce the stress and pressure of making your dream a reality. Always consider the entire life of the building when planning a self build, this requires the careful selection of the right building materials and employing experienced and accomplished professionals when designing and constructing. Remember the story of the three little pigs and the big bad wolf or the man who built his house upon sand? These stories contain some sound advice. If you’re going to be cheap in the beginning you’re bound to pay for it later. This book will give you the basic information you will need in advance of constructing your deam property in Bali.
www.hotpropertybali.com
9
location location
location
“ Up until the beginning of this century, buying property in Bali was widely perceived as a trial of stubborn determination and foolhardiness, due in part, to the lack of understanding of local property law and the bureaucratic nightmare it entailed.�
10
www.hotpropertybali.com
Seminyak beach sunset
www.hotpropertybali.com
11
recent area history
At that time foreign property owned in Bali was individually built and constructed by long term Bali visitors who overcame the various obstacles to realise their tropical dream home. In early 2002 the attention of developers focussed on luxury private villas in Bali and from a miserly 6 developments available the market expanded to over 60 in 2005. Now it was considered “smart”, a good investment in terms of capital appreciation and potential income. The price of land was increasing exponentially on an almost weekly basis and the number of properties available for purchase mushroomed. In conjunction with the real estate market, service providers, from boutique shops to fine dining restaurants realised that there was an untapped market of well healed individuals looking for a 5 star vacation experience. Fortunate buyers in 2002 can now boast capital appreciation in terms of 2- 3 X their original purchase price, with the trend set to continue. Internationally branded hotels and operators have recently entered the market as the desire and demand for high end vacation property continues to grow. So, over the past few years Bali has seen a rapid increase in development not only in terms of residential and villa properties but also in terms of infrastructure and service industries. Predominantly, activity has been focussed on the southern triangle, Denpasar south and from Canggu across to Sanur. However, this is now changing: prohibitively high prices for land, pollution and traffic congestion have encouraged investors to look further afield. In this chapter we look at the state of existing popular areas and those “new” frontiers attracting attention.
12
www.hotpropertybali.com
Courtesy of Alila Resorts
www.hotpropertybali.com
13
Architect Valentina Audrito
26
www.hotpropertybali.com
finding land &
location
“Finding the right plot can prove the most challenging part of building your dream home. Before you start the search, make sure you have a written list of ‘must haves’, ”
www.hotpropertybali.com
27
42
Mandalay Villa Canggu Habitat 5 Architects www.hotpropertybali.com
Bali’s
architects
“A good architect needs to be a brilliant draughtsman, able to step inside your mind and translate your vision into reality”
www.hotpropertybali.com
43
Aqua Villa Seminyak GFAB Architects
Leha Leha Villa Sanur
116
www.hotpropertybali.com
bricks
and mortar
“Building a house requires experience, expertise and a proven track record. As one of the largest investments you will ever make, trust your builder like a brother�
www.hotpropertybali.com
117
Aqua Villa Seminyak GFAB Architects
134
www.hotpropertybali.com
dream home
case studies
Whether you plan to build for rental, investment or your own personal indulgence, here is insight from those who have already been through the process, tips, advice and inspiration
www.hotpropertybali.com
135
136
www.hotpropertybali.com
An Investment Blueprint Ideally situated a few minutes walk from Petitenget Beach, Villa Azaya offers the comforts and functionality of a modern luxury home, the privacy of a beach side abode (200m), and the practicality of a central location.
This property, consisting of a 3-bedroom main house and a separate 2-bedroom self contained guest house with open plan kitchen and living area, was originally designed as a family home and took a year and a half to build. We spoke to the owner regarding aspects of design and construction as well as valuable advice on the build. What was your objective in building your own villa and how did the build go along with your initial planning expectations? Primarily, building your own home can be significantly cheaper than buying into a ready made villa and is a much better investment. And obviously, by building yourself, you are able to customize the project to your specifications, from creating your own design to assembling your own creative team to choosing the materials. If you have a good rapport with the architect and contractor and aren’t in a rush, building a home in Bali can really be a lot of fun.
www.hotpropertybali.com
137
We originally projected a year to complete the house but because of rainy season and late delivery of some equipment it ended up taking about a year and a half to complete, starting from scratch with no electricity, running water or boundary walls. We also ended up making several revisions during the planning stages of the house. Did you consider implementing any ecologically
138
www.hotpropertybali.com
friendly elements in your design? When I began planning the construction of the house over 2 years ago, there was not as much eco-friendly technology in Indonesia as we now have. We intended on installing solar panels, but a friend had advised against it because apparently the amount of calcium in the ground water that passes through the panels eventually creates blockages in the system after about
www.hotpropertybali.com
139
So, now you’ve bought, or built your dream property in this fantastic tropical paradise. The views over the rice fields, cliffs, ocean or beach are second to none; all you have to do now is fill it with all those wonderful accessories and toys that will complete your vision of heaven on earth.
Ummm, not so easy is it? HOT! decided to ask some people who should know: a designer/architect, and perhaps most importantly someone who already owns their Bali hideaway as to what
constitutes the 10 musthaves in a Bali Villa. We cheated a little and gave them an imaginary no limits budget and were surprised that sometimes it’s the simpler things in life that make us the happiest. So here are some of the most desirable extras for that wonderful villa in no particular order‌
>>>
By: Those who’ve done it
Comfortable sofas which you can just sink into… and even more fun is this 6.5 ft in diameter D-152 couch made for two where you can relax surrounded by luxurious soft leather and hightech gadgets. Integrated with a flat screen monitor and a glass table, the sofa by De Sede is designed by Jane Worthington and comes in a range of colours. And recliners... that just beg to be used. www.desede.ch
So, now you’ve bought, or built your dream property in this fantastic tropical paradise. The views over the rice fields, cliffs, ocean or beach are second to none; all you have to do now is fill it with all those wonderful accessories and toys that will complete your vision of heaven on earth.
Ummm, not so easy is it? HOT! decided to ask some people who should know: a designer/architect, and perhaps most importantly someone who already owns their Bali hideaway as to what
constitutes the 10 musthaves in a Bali Villa. We cheated a little and gave them an imaginary no limits budget and were surprised that sometimes it’s the simpler things in life that make us the happiest. So here are some of the most desirable extras for that wonderful villa in no particular order…
Devil is in the detail Hundreds of tiny details comprise the design and interior finishes of a home: paint, flooring, soft furnishings, lighting, storage, appliances, and fixtures, to name but a few. Decide on them early as many of these items need to be ordered in advance or custom made, and changing your mind at a later stage can waste serious time and money.
Above all, decide how the end product will ultimately be used, as the use of the finished property will impact on location, licenses, layout, design, fixtures and fit out. Will your dream house be for personal use, rental returns, investment or a mixture of all three? Here are some ‘top tips’ to take into account when buying the land, consulting the experts, and finally designing and fitting out your villa for different end uses.
Finding Land 1. “For maximum rental returns, if possible, locate near the beach, on cliff tops or hills with views, rice fields, or central to restaurants and shopping. Being remote is more risky for rental returns. If you want to own a popular rental villa, don’t be the first owner to establish a new rental area”. Guy Nelson, Director, Exotiq Villa Services 2. As land in prime locations is becoming increasingly expensive and hard to find, an alternative could be finding a well-located existing property in bad condition to renovate or demolish and rebuild. In the right location, the new house could not only be worth far more than the cost of the land, demolition and rebuilding costs, but, more importantly, you will have a perfectly located home that you have built and designed yourself.
1 Exotiq villa services
224
www.hotpropertybali.com
3. Buy with friends – especially on the Bukit where mainly only the larger pieces of land are for sale. A group of friends can buy together and split the land into smaller blocks. This way you’ll be able to centralise facilities such as staff quarters and recreation facilities. So go on, build that tennis court or short par golf course. – HOT!
13. How to save money on construction? There are obvious things to consider like size of dwelling, size of pool, etc. which will obviously require more materials. If you build a two-story house then you will need deeper foundations, which will push costs and time upwards, but you may, of course, get better views and use of land. – Alex Attard
4. Keep in regular contact with land agents so they can keep you updated on any new land suited to your needs as soon as it becomes available. – HOT! Architects 5. Have a plan and vision of what you want your house to look like before you start. Include your ‘must haves’, that mirror your desired lifestyle, e.g. lagoon vs. lap pool. Ask about the viability of materials you would like to use. Collect photos and magazine pictures of architecture you like and make sure you browse through HOT! Property for ideas.
13 Building
6. When choosing an architect, visit their past projects and pick one whose style and ethic are in synergy with your own. Make sure your architect understands what you want, is flexible to your desires and is someone who you sense can turn your dream into a reality, within your budget and time plan. After all, your home is an extension of you, not just another piece for their portfolio. – HOT!
8. Insure yourself – Self-builders should have some kind of insurance to cover injury and damage to materials before they start. We asked ‘Asia Life’ for their recommendations: “Contractor insurance is what most people do not have here in Bali. It could be said that during building, the property is high risk, and given the average local contractor’s cash flow situation, if there was to be any damage it would probably be up to the self-builder to supply the cash to rectify the problem.” – Asia Life
7. Ask about the future upkeep and maintenance of the property. Will the materials look good in 5 – 10 years? How much will it cost to maintain? And how can I save money on the building and running of the property. – HOT!
9. If you are signing a contract with a construction contractor then make sure that Contractors All Risk Insurance (CAR) is written into the contract, and that you sight and hold the document prior to, and during the contract period; or better still take the policy out
Guy Morgan Architects
yourself with a reputable company. That way you can be sure that you are covered and of the actual extent of cover. A CAR policy must be implemented at the ‘Greenfield’ stage and not after construction has started. Contractors All Risk (CAR) can be obtained in Bali from Asia Life. – HOT! 10. Spend time finding the right builder. This is as critical as choosing the right architect and design. You want an experienced professional with a proven track record and solid references; you should also choose someone with whom you get on well and can communicate with effectively. 11. You could find the most talented builder but their willingness and ability to accept you as part of their team as well as leading his team
www.hotpropertybali.com
225
17. The secret to success of self-building is to plan your finances meticulously to the smallest detail to ensure you have covered every possible potential cost and taken into account every eventuality so there are no hidden surprises later on down the line. Your architect and builder can often help you with this. Typical things to include are – land costs, architect and design fees, licensing fees, legal fees, building materials, labour costs, taxes, surveyor fees, structural engineering, planning application/building licence fees, utility service connections, build and site insurance, structural warranty and health and safety cover. – HOT!
are equally important to reduce stress all round. While every project is unique, the basic building process follows a fairly uniform pattern. Sit down with them and learn the various steps to enable you to understand the whole process and the time period involved for each stage. 12. What should self builders expect to pay per square metre? In short the question of price per square metre may vary from standard (local finish) IDR 2.5 million per m2 to IDR 7 million per m2 for good quality Western standard foundations and quality finishing… yes that much!! – Alex Attard 14. Alang Alang roofing is a cheaper product but must be replaced approx. every seven to ten years to keep it looking good, so therefore, for maintenance reasons, a good tile roof is a better product, but then again this comes back to your overall design requirements. – Alex Attard 15. Imported materials are generally more expensive, and in some cases not really necessary as there is a good standard of local materials available on island. But saying that, the client should also consider the probable life span of the materials being used and the implications for future maintenance cost. – Alex Attard 16. Finally for a Western client putting the project to tender, ensure that the contractors tending for the project include M.E.P (mechanical, electrical, plumbing) drawings and structural engineer reports. – Alex Attard, Master Builder
17 226
www.hotpropertybali.com
Planning your finances 18. Other costs to include are interior design, lighting, landscaping, furnishings to name but a few. Plus, of course, your flights to, and accommodation costs in Bali while the build is in progress. Don’t forget to check tax implications and definitely factor in a contingency to allow for other unforeseen problems and overruns. – HOT! 19. Unlike purchasing an existing house, many lenders will not provide money to cover the cost of land when building. Although it may seem like common sense, make sure you have the full funds to cover all these costs from the outset. Do not even consider going ahead and securing money later in the project, as running out of money part way through is a recipe for disaster – if the money runs out, the building just stops and you may lose your team indefinitely to other projects in the meantime. – HOT! 20. Design and Construction Quality: Do get involved in the choice of physical layout, quality material selection and construction techniques. Using a wellknown architect and/or developer has real value in building confidence with rental agents and for later resale of the property. Remember to provide adequate storage areas for laundry and chemicals, etc. Cooking supplies must be stored separately. – Guy Nelson 21. Don’t let just anyone build your swimming pool and ponds. Leaking pools and water features are more common than you might think. – Guy Nelson 22. Don’t forget that villa staff need somewhere to be when they are not actively working in the villa (i.e. food preparation, resting, toilet/shower
23 Guy Morgan Architects www.hotpropertybali.com
227