# Rumah Archipelago

> Bali villas you can verify. Four delivered projects, documents published per plot, prices in AUD. Now selling La Casa Española II in Bingin. Documents (zoning, permit, lease) published per plot, with issuer, number and date. Every entry in the register opens the document itself.

## Verify
- [Verify us](https://rumaharchipelagovillas.com/verify): document register, actual against projected returns, track record, how to vet any developer
- [Company](https://rumaharchipelagovillas.com/company): legal entity, NIB, director, memberships, team
- [Founder](https://rumaharchipelagovillas.com/founder): Fedor Vlaskin
- [Sources](https://rumaharchipelagovillas.com/sources): every figure with its source and date

## Projects
- [La Casa Española II](https://rumaharchipelagovillas.com/projects/la-casa-espanola-ii): Bingin, Uluwatu · now selling · 16 units · documents 11/11
- [Tropical Loft](https://rumaharchipelagovillas.com/projects/tropical-loft): Padonan, Canggu · delivered 2025 · 4 units · documents 11/11
- [Taman](https://rumaharchipelagovillas.com/projects/taman): Batu Bolong, Canggu · delivered 2025 · 4 units · documents 11/11
- [Magic Story](https://rumaharchipelagovillas.com/projects/magic-story): Bingin, Uluwatu · delivered 2026 · 7 units · documents 11/11
- [La Casa Española I](https://rumaharchipelagovillas.com/projects/la-casa-espanola-i): Bingin, Uluwatu · delivered 2026 · 10 units · documents 11/11

## Guides for Australian buyers
- [Can Australians buy property in Bali?](https://rumaharchipelagovillas.com/for-australians/can-australians-buy): Structures, limits, the 2026 answer
- [Hak Pakai, Hak Sewa, PT PMA compared](https://rumaharchipelagovillas.com/for-australians/ownership-structures-compared): Cost, control, term, exit
- [What a Bali villa actually costs an Australian, in AUD](https://rumaharchipelagovillas.com/for-australians/true-cost-in-aud): BPHTB, notary, PT PMA, transfers
- [The Bali property due diligence checklist](https://rumaharchipelagovillas.com/for-australians/due-diligence-checklist): What to ask any developer, including us
- [Is it safe to buy property in Bali? An honest answer](https://rumaharchipelagovillas.com/for-australians/is-it-safe): Including the July 2025 Bingin demolitions
- [The ATO and your Bali rental income](https://rumaharchipelagovillas.com/for-australians/ato-and-your-bali-rental): Worldwide income, DTA credit, CGT

## Insights (27 articles, topics: FAQ, Data, Due diligence, Track record, Money, How we build, Owner story, Law, Area guide)
- [Bali property FAQ: 60 questions from Australian buyers](https://rumaharchipelagovillas.com/insights/bali-property-faq) · FAQ · 2026-09-03: Every question we have actually been asked, answered in one or two sentences, with links to the long version.
- [The Australian Bali Buyer Report 2026](https://rumaharchipelagovillas.com/insights/australian-bali-buyer-report) · Data · 2026-09-01: What 27 developer websites disclose, what 1,322 searches ask, and what the gap between them costs Australian buyers. Method published, quotation permitted.
- [How to vet any Bali developer, including us](https://rumaharchipelagovillas.com/insights/how-to-vet-any-bali-developer) · Due diligence · 2026-08-28: Twelve checks, in order, with the answer that should worry you attached to each. We score ourselves at the end and we do not score full marks.
- [What we learned when Magic Story ran late](https://rumaharchipelagovillas.com/insights/magic-story-ran-late) · Track record · 2026-08-28: The delay, the decisions behind it, and what changed on La Casa Española II because of it. The story nobody else in this category publishes.
- [What Australians actually search about Bali property](https://rumaharchipelagovillas.com/insights/what-australians-search) · Data · 2026-08-25: 1,322 live queries collected for the Australian locale. Legal questions beat yield questions 3.7 to 1, and almost nobody answers them.
- [La Casa Espanola I to II: what changed in phase two](https://rumaharchipelagovillas.com/insights/la-casa-espanola-i-to-ii) · Track record · 2026-08-21: Phase one sold out fast. Speed of sale tells a buyer nothing. Handover dates and the list of things we changed tell them something.
- [Tropical Loft: forecast against actual, month by month](https://rumaharchipelagovillas.com/insights/tropical-loft-forecast-vs-actual) · Track record · 2026-08-21: The only rental return in this category that is verified by a third party, with the weak months left in.
- [Gross vs net: what a Bali villa really returns after the ATO](https://rumaharchipelagovillas.com/insights/gross-vs-net-ato) · Money · 2026-08-14: From gross rent to what lands in your Australian bank account: management, maintenance, Indonesian tax, vacancy, and your marginal rate.
- [Who checks the concrete: Pak Hari](https://rumaharchipelagovillas.com/insights/who-checks-the-concrete) · How we build · 2026-08-14: Quality control on our sites has a name and a face. Here is what he actually checks, and what he can stop.
- [What a buyer actually gets on handover day](https://rumaharchipelagovillas.com/insights/handover-day) · How we build · 2026-08-07: Keys to a finished Magic Story villa, on video, on 7 August. Also: the folder that comes with them, item by item.
- [How to check the zoning on a Bali plot before you buy](https://rumaharchipelagovillas.com/insights/how-to-check-zoning) · Due diligence · 2026-08-07: Where to look, what the codes mean, and why this became mandatory after 48 structures were removed in Bingin.
- [An Australian owner, one year on: Brisbane to Tropical Loft](https://rumaharchipelagovillas.com/insights/australian-owner-one-year-on) · Owner story · 2026-07-31: Twelve months after handover: what the rent covered, what broke, and what they would do differently.
- [Can you legally rent out a Bali villa as a foreigner?](https://rumaharchipelagovillas.com/insights/renting-out-as-a-foreigner) · Law · 2026-07-24: The short-stay licence is issued to an Indonesian citizen. That single fact decides the whole structure, and most sales pages skip it.
- [What happens at the end of a Bali lease](https://rumaharchipelagovillas.com/insights/end-of-a-bali-lease) · Law · 2026-07-17: Twenty-five years sounds long until you own year nineteen. What the extension clause actually promises, and what it cannot.
- [SNI steel, WF 150 beams, H-beam 200 columns](https://rumaharchipelagovillas.com/insights/how-we-build-sni-steel) · How we build · 2026-07-16: What the Indonesian standard mark means, why we name the sections, and what an off-standard bar costs later.
- [Can you sell a Bali villa? The resale question nobody answers](https://rumaharchipelagovillas.com/insights/the-resale-question) · Money · 2026-07-10: We checked 27 competitors. Not one publishes a documented resale. Here is what the exit actually looks like.
- [The waterproofing that adds 20 per cent to the concrete bill](https://rumaharchipelagovillas.com/insights/how-we-build-waterproofing) · How we build · 2026-07-03: Fosroc Conplast in the mix, Fosroc Concure on the surface. The buyer will never see either, which is exactly the problem.
- [Australians cannot get a mortgage in Indonesia](https://rumaharchipelagovillas.com/insights/no-mortgage-in-indonesia) · Money · 2026-07-03: No local lending for foreign buyers on leasehold. It changes who the buyer is, and it changes what a payment schedule has to do.
- [Canggu or Uluwatu for an Australian buyer](https://rumaharchipelagovillas.com/insights/canggu-vs-uluwatu) · Area guide · 2026-06-26: Two markets, two risk profiles, two different buyers. Side by side, with the disadvantages of each stated rather than implied.
- [Can you retire to Bali on Australian super? The arithmetic](https://rumaharchipelagovillas.com/insights/retire-on-australian-super) · Money · 2026-06-26: Run the numbers before the brochure does. Often the honest answer is no, which is exactly why this is worth reading.
- [Area guide: Bingin and Uluwatu](https://rumaharchipelagovillas.com/insights/area-bingin-and-uluwatu) · Area guide · 2026-06-19: Cliffs, surf and the strictest zoning story on the island. Where the green belt sits and why it decided our own site selection.
- [Area guide: Canggu](https://rumaharchipelagovillas.com/insights/area-canggu) · Area guide · 2026-06-12: The busiest rental market on the island, the most saturated supply, and the traffic that decides both.
- [Area guide: Pererenan and Cemagi](https://rumaharchipelagovillas.com/insights/area-pererenan-and-cemagi) · Area guide · 2026-06-05: Where the Canggu buyer goes when Canggu is full. Newer supply, thinner infrastructure, and the zoning question that follows growth.
- [Why the slab never touches the ground](https://rumaharchipelagovillas.com/insights/how-we-build-piles-and-slab) · How we build · 2026-06-01: Piles cut off exactly 60 cm above ground, sixteen pool excavations in 48 hours, and the reason for the gap under the floor.
- [Area guide: Ubud](https://rumaharchipelagovillas.com/insights/area-ubud) · Area guide · 2026-05-29: Inland, cooler, and a completely different rental business. Also the area where the view you paid for is least protected.
- [Area guide: Seminyak](https://rumaharchipelagovillas.com/insights/area-seminyak) · Area guide · 2026-05-22: The mature market: established infrastructure, established rates, older stock, and the least room to add value.
- [Area guide: Sanur](https://rumaharchipelagovillas.com/insights/area-sanur) · Area guide · 2026-05-15: Calm water, older guests, the island's medical hub, and the strongest long-stay market for anyone thinking about retirement.

## Blog (12 dated entries: documents published, handovers, price updates, publication news)
- [You can now walk a villa live on Zoom or FaceTime](https://rumaharchipelagovillas.com/blog/live-video-walkthroughs) · 2026-09-04: Thirty minutes, live from the site, at an hour that works in AEST or AWST. You decide where the camera points, and we send you the recording.
- [Twenty-two new articles, and a new section](https://rumaharchipelagovillas.com/blog/twenty-two-new-articles) · 2026-09-04: Insights now runs to 27 pieces across nine topics, including a five-part build series and six area guides.
- [Our ownership-structures piece is with Law Society Journal](https://rumaharchipelagovillas.com/blog/ownership-piece-with-law-society) · 2026-09-03: An outline, not a finished article, because that is what they take. Co-written with an Australian lawyer who will put their name on it.
- [We will be at the AIBC conference in Perth, 7 to 9 October](https://rumaharchipelagovillas.com/blog/aibc-perth-october) · 2026-09-02: Three days of Australia–Indonesia business, in the city that is three and a half hours from Bali. Come and ask us the awkward questions in person.
- [The Australian Bali Buyer Report is out](https://rumaharchipelagovillas.com/blog/buyer-report-published) · 2026-09-01: First edition. What 27 developer sites disclose, what 1,322 Australian searches ask, and the gap between the two. Method published, quotation permitted.
- [Price list updated at today's reference rate](https://rumaharchipelagovillas.com/blog/price-list-updated) · 2026-08-31: Prices are held in rupiah and converted at the European Central Bank reference rate. The rate date sits next to every figure on the site.
- [Availability update: La Casa Española II](https://rumaharchipelagovillas.com/blog/units-reserved-lce2) · 2026-08-26: Live unit grid on the project page: available, reserved and sold, updated as it changes rather than at the end of a campaign.
- [The lease deed template is now in the register](https://rumaharchipelagovillas.com/blog/lease-deed-template-published) · 2026-08-19: Term, extension clause, who is bound by it and what an extension costs. The clause a buyer should read first.
- [The site has been rebuilt for Australian buyers](https://rumaharchipelagovillas.com/blog/site-rebuilt-for-australians) · 2026-08-15: Prices in Australian dollars with the rate date, a document register per project, and separate pages for all four delivered complexes.
- [Keys handed over at Magic Story, on video](https://rumaharchipelagovillas.com/blog/magic-story-handover) · 2026-08-07: The first owner took the keys to her finished villa. The signed protocol, the certificate and the defect log went with them.
- [Six area guides, with the zoning question in each](https://rumaharchipelagovillas.com/blog/six-area-guides) · 2026-06-19: Bingin and Uluwatu, Canggu, Pererenan and Cemagi, Ubud, Seminyak, Sanur. Including the four areas we do not build in.
- [Third-party payout report published for Tropical Loft](https://rumaharchipelagovillas.com/blog/tropical-loft-payout-report) · 2026-05-12: Units 2 to 4, thirteen to fourteen months of payouts, verified outside the company. Roughly 11.5, 11.4 and 10.9 per cent.

## Press
- [Where our writing goes](https://rumaharchipelagovillas.com/press): 23 Australian publications with the status of each (published, submitted or planned), and what we do not do.

## Terms
- Foreign nationals cannot hold freehold title in Indonesia.
- Projected returns are estimates based on stated assumptions and are not guaranteed.
- We are not licensed to give financial advice in Australia.
- Prices are converted to AUD and USD at ECB reference rates; the rate date is shown next to every price.
- Content may be quoted with attribution to Rumah Archipelago and a link to the page.