Minor International has put 15 Anantara-branded villas on sale beside its resort in Payangan, north of Ubud, with prices from about US$700,000. The villas are not the news. The sales pitch is. Minor leads with a “fully compliant rental model”, run by Anantara, and Bali branded residences now sell as much on licensing as on views. Indonesia is moving to remove unlicensed villas from booking sites. A hotel-run rental pool with permits in place is the safest product for a foreign buyer. For hotel owners, branded residences are also how a remote 85-key resort pays its way.
Key facts
- What: Anantara Residences Ubud Bali, 15 one- and two-bedroom pool villas, launched for sale in October 2026
- Price: from an estimated US$700,000, according to EdgeProp Singapore
- Sizes: one-bedroom villas 1,163 sq ft (about 108 sq m); two-bedroom villas 1,765 sq ft (about 164 sq m), each with a private pool
- Developers: Minor International, owner of the Anantara brand, and PT Wijaya Karya Realty, a state-owned Indonesian developer
- Next door: Anantara Ubud Bali Resort, 85 keys, opened by the same partners in October 2024
- Location: Payangan, about 35 minutes north of central Ubud and two hours from Bali’s airport
- Rental: optional resort-managed rental programme for qualified owners, fully managed by Anantara
- Buyers targeted: Jakarta and Surabaya, Singapore, Hong Kong, Australia, the US and the UK, according to Minor
What happened
Minor launched the villas this month. Owners get the resort’s spa, gym, kids’ club and butler service. Qualified owners can put their villa into a rental programme run by Anantara. Minor’s chief operating officer for lifestyle and real estate, Micah Tamthai, told EdgeProp the model gives owners “access to global demand, expert revenue management and hassle-free property care”.
The scheme is small. With 15 villas at about US$700,000 or more each, the sales value is likely above US$10m if all sell at or above the starting price. That is our arithmetic, not a Minor figure. For an 85-key resort, that is a meaningful contribution to the cost of the site.
Why it matters: licensing is now the selling point
Indonesia’s tourism ministry said in June that it had found about 1,600 accommodation operators selling on online travel agencies without the required licences. Those listings could be removed from 1 August 2026 if they did not obtain permits. An automatic check linking the OTAs to the national business licensing system is due to be fully running by July 2027, with unlicensed listings delisted automatically from 1 June 2027. The ministry is working with nine platforms, including Airbnb, Booking.com, Agoda and Traveloka.
Registrations are rising fast. The number of villa businesses registered in the licensing system rose 76% between 31 March 2025 and 20 May 2026, according to the ministry.
| Rental model | Licensing risk | Who sets the rate |
|---|---|---|
| Private villa listed by the owner on OTAs | Highest: owner must hold permits or face delisting | Owner or local agent |
| Villa managed by a local management company | Depends on the company’s licences | Management company |
| Branded residence in a hotel-run rental pool | Lowest: rented through the licensed resort | Hotel revenue team |
Our view: Minor is selling the bottom row. As enforcement tightens, buyers will pay more for villas they can legally rent through a hotel. Owners of unbranded villas will have to get licensed or leave the booking sites.
What’s next
- Sales pace: how quickly 15 villas at this price sell to Indonesian versus foreign buyers
- Ownership terms: Indonesian law does not let foreigners hold freehold land title directly, so foreign buyers should check exactly what they are buying
- OTA delistings: the first removals under the 2026 transition rules, and the July 2027 automatic system
- Copycats: other branded resorts in Ubud and the islands adding villas for sale
What it means for you
1. Bali resort owners: residences can fund a remote site
Payangan is two hours from the airport. A small resort there can earn more from the same land if it also sells villas and keeps them in its rental pool. Weigh that against giving up control of some rooms.
2. Operators: run the pool like hotel inventory
A rental pool only works if the hotel team sells it with the same rates, standards and channels as the rooms. Agree in writing who decides rates and how revenue is split before the first villa is handed over.
3. Unbranded villa owners: get licensed before mid-2027
The tourism ministry’s timetable points to automatic delisting from June 2027. Business registration and tax compliance are cheaper now than lost OTA bookings later.
4. Developers: remote luxury needs a transport plan
Our Bali fuel shortage analysis showed how quickly guests leave hotels far from the airport when roads fail. Buyers in Payangan will ask about access as well as yields. Most of Bali’s new five-star supply is heading inland and to the islands, as our Bali luxury pipeline analysis found.
FAQ
What are Anantara Residences Ubud Bali?
Fifteen one- and two-bedroom pool villas next to Anantara Ubud Bali Resort in Payangan, launched for sale in October 2026 by Minor International and PT Wijaya Karya Realty.
How much do the Anantara villas in Ubud cost?
From an estimated US$700,000, according to EdgeProp Singapore.
Can owners rent out the Anantara Ubud villas?
Yes. Qualified owners can join a rental programme fully managed by Anantara.
Are branded residences in Bali a good investment?
It depends on the price, the tenure and the rental terms. Branded villas rented through a licensed hotel carry less licensing risk than private villa rentals, which Indonesia is moving to delist from booking sites if unlicensed.
What is Indonesia doing about unlicensed villas?
The tourism ministry is linking online travel agencies to the national licensing system. Unlicensed listings could be removed from 1 August 2026 after a transition period, and automatic delisting is planned from 1 June 2027.
