A river village of nine villas — five minutes from central Ubud.
Hidden between two sacred temples and cradled by waterfalls in the heart of Ubud, Secret Waterfall Village was born from the prayer of three friends — to create an optimal way of living. A sanctuary to live, grow and thrive, surrounded by inspiring people, where nature, ritual, art and innovation support intentional living.
If something in this speaks to you, you're likely already part of what we're building.
The Secret Waterfall land is a truly special place, and it holds deep meaning for many people living in Ubud. It is owned by the village of Laplapan, and we needed the approval of three hundred families. It is with great honour that we are carefully developing this project.
We imagined SWV as a place where we would live with our best friends — some of whom we have yet to meet. Rather than a community, we imagined a village: somewhere a global tribe of aligned individuals could come home to, for any amount of time, to reconnect with what truly matters and feel a sense of belonging.
We aim to create a new model for what a village could look like in this modern age. A way of living in harmony with the natural environment and the local culture, where inner and outer worlds meet to inspire a new way of living.
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≈ 429 m² plot · ≈ 198 m² built · two levels · 8 m pool
The east ridge — jungle in front, the village path behind.
Glass from floor to ridge; the valley does the decorating.
Bedrooms wake to the quiet side of the hill.
Vaulted timber, a wall of glass, the garden pressed right to the sofa.
≈ 460 m² plot · ≈ 198 m² built · two levels · 8 m pool
Midway down the western slope — river sound below, mist above.
The hill shelters the terrace from the afternoon heat.
Vaulted timber, a wall of glass, the garden pressed right to the sofa.
≈ 463 m² plot · ≈ 198 m² built · two levels · 8 m pool
The lowest two-bedroom — closest to the river and the commons.
Evening side — the terrace catches the last of the gold.
A planted roof folds the villa into the hill.
Vaulted timber, a wall of glass, the garden pressed right to the sofa.
≈ 453 m² plot · ≈ 285 m² built · two levels · 10 m pool
The middle of the hill — every room looks over a roofline below.
A double-height living room under one long roof.
Three bedrooms, each with its own slice of valley.
≈ 426 m² plot · ≈ 285 m² built · two levels · 10 m pool
Set into the heart of the village, a terrace above the river villas.
The afternoon face — pool, deck, and the sound of water below.
Morning light slips under the eaves and across the study.
The hilltop · ≈ 1,197 m² plot · ≈ 420 m² built · pavilions · 14 m pool
The four-bedroom — a compound of pavilions above the whole village.
Water first, then roofs, then river.
Living and sleeping keep their own roofs — the garden runs between.
Shade, stone, and a long view you never quite finish.
River row · west · ≈ 643 m² plot · ≈ 240 m² built · 12 m pool
A founder's home — one gable of glass facing the water.
Twin pools step toward the boulders; the river does the rest.
River row · middle · ≈ 722 m² plot · ≈ 260 m² built · two levels · 10 m pool
Finished, furnished, and open for visits — the village as it will be lived in.
Three terraces step down toward the water.
The quiet side — bedrooms and the morning sun.
The village keeps a few lamps burning.
One room for the whole day — morning coffee to last conversation.
Teak, stone, and a long table that decides the evening.
Linen, timber, and the jungle at the glass.
Stone underfoot — open to the sky where it matters.
Indicative prices on the platform: two-bedroom from US$459,937, three-bedroom from US$525,095, and the four-bedroom hilltop offered on request — leasehold to 2056, extendable 25 years. These are draft figures; the confirmed list arrives with the deck.
Petulu, Ubud — five minutes from the centre, between two holy water temples and three waterfalls, on the second largest river of Ubud. About 90 minutes from the airport, depending on Bali.
The village sits between two holy water temples — one right beside Villa Lars. They were here *first*; the village answers to them, and offerings pass daily.
The clubhouse is the village's shared room — kitchen, long tables, work desks, right on the river — and the Inner Circle's home. Three renders exist; step inside.
Villa Laurent is the show villa — the middle villa of the river row, finished and furnished so you can stand in the village's future rather than imagine it.
Villa Anders is the four-bedroom — a compound of pavilions on the hilltop with the whole valley below. Offered on request.
Villa Lars is a founder's home on the river row — one gable of glass facing the water. It isn't for sale, but it tells you how the founders live here themselves.
A nine-room guesthouse opens in 2027 — and until then, With Grace's first project Sanctuary Villas, ten minutes away, takes guests. Staying there is the best due diligence we know.
The developer is With Grace. Their first project — Sanctuary Villas, 11 villas ten minutes away — was built in 15 months, sold out, and is operating today. The founders are Lars, Anders and Laurent; three of the nine villas here are their own homes.
Beyond your walls: the clubhouse on the river, the pool area in the rocks, the spa and recovery dome, the immersive spaces, the fire pit — then a gym, the restaurant and a nine-room guesthouse from 2027. Every one of them shared by nine homes — not nine hundred rooms.
A village, not a resort. The land stays Laplapan's; the architecture follows the place; the paperwork is honest; the proof is already built ten minutes away. Three of the nine villas are the founders' own homes — the surest sign of *intent* we can offer.
Right now: two-bedroom plots 2 and 4 and three-bedroom plot 1 are available, and Villa Anders — the four-bedroom hilltop — is offered on request. Two-bedroom plots 1 and 3 and three-bedroom plot 2 are reserved. Villa Laurent is the show villa; Villa Lars is a founder's home.
The founders' film — Lars, Anders and Laurent on what they're making and why — is being filmed at the village and premieres here. Until then, the show villa says it without words.
The fastest route is WhatsApp +62 813 2511 0141 — that's Anders, not a call centre. Email works too: adrian@wgrace.co.
Construction runs late 2025 to April 2027 — handover is planned for April 2027, with monthly photo reports along the way.
Every for-sale villa pays its own build and its own plot, then a fair share of everything shared — roads, gardens, the river frontage, and the clubhouse — split in proportion to plot size. A bigger plot carries a bigger share; nothing is hidden in the price.
Every dollar figure on the platform converts at a flat 17,000 IDR — the same rate used throughout the sales model, so nothing shifts depending on which currency you're reading.
57% occupancy in the low season, rising to 72% across the five high-season months — 63.25% blended occupancy across the year. The low season already carries a 12-point lift from scheduled retreats; without them it would sit at 45%. We'd rather show the working than promise a number.
Straight from the sales model's own seasonal rates — US$480 a night in high season for a two-bedroom (US$680 for a three), US$400 in low season (US$560 for a three). Resort-comparable, not aspirational — we'd rather under-claim than round up.
Nine lines, each a plain percentage of revenue: management 10%, booking-channel about 6.6% of room revenue, marketing 2%, staff and housekeeping 10%, utilities 6%, maintenance 5%, Indonesia's rental income tax at 10%, a 6% replacement reserve, and 4% for insurance and compliance. 41% of gross revenue clears as net.
Both numbers are measured against what you actually pay, not the build cost — net yield is net operating income divided by the purchase price, and payback is the purchase price divided by that same income.
Every night you keep for yourself has a quiet cost — the income it would otherwise have earned, valued at that season's realized rate, net of the costs an empty night never carries. The returns playground shows the exact number for however many weeks you'd want.
The land is leased from the village of Laplapan itself — approved by 300 families — from October 2023 to 2056, extendable a further 25 years. You hold a notarised leasehold deed in your own name. No nominee structures — we don't touch them.
Every night you keep costs the income it would have earned that season, net of what an empty night doesn't cost to run. Move the "your own nights" slider and the returns tiles show your exact number.
The headline is rental income only, compounding at a modest 5% a year — the base case assumes no resale value at all, so we'd rather under-claim than lean on appreciation we can't promise. If you want to see the other side, the returns page now has a resale slider: choose a year to sell and a yearly value change, and it shows the exit value, the capital gain and a blended return, net of selling costs. The land is leasehold to 2056 — the initial term was just extended by eight years — with a 25-year extension option beyond that.
Honestly — the 5% a year rent growth is the single biggest assumption behind the 30-year figures; compounded over three decades, it does most of the work. Nightly rates in Bali did come down in 2026, and that's exactly why we model occupancy 13 points below what we're already running, not above it — room left on purpose, not optimism. It's a fair thing to push Anders on when you call.
Five per cent — and yes, that's low for here; a Bali developer typically plans for forty to sixty. The plain reason: three of the nine houses are the founders' own, so this isn't a project they're extracting from and leaving. What would normally come out as profit is already in the plan as something you can stand in — the clubhouse on the river, the pool in the rocks, the fire pit, the shared ground. Push on it as hard as you like; it holds.
You choose a palette — Teak & Stone, Pale Timber or River Dark — and the furniture follows it, room by room. Then every single piece is yours to change: sofa, table, rug, lighting, each with its own price, and the running total moves as you go. The villa is complete without any of it, too.
Yes — at the bottom of the furnishing chapter you can leave your name, and I'll keep your palette and piece choices on this device, and send them straight to Anders on WhatsApp or email. No account, no backend promise — just remembered, and passed along.
That one is contract territory, honestly — the reservation and sale agreement sets out the exact refund conditions. The platform states refundable for 30 days; bring the specifics to the call so Anders can confirm them precisely.
That's contract territory, honestly — the reservation and sale agreement sets out exactly what's possible before handover. Best to bring it to the call so Anders can answer precisely, not generally.
Good — twenty minutes, no script. Tell him what you've been looking at and he'll pick up from there.
Honestly — that's not mine to answer. I can hand you the numbers straight, and the model under-claims on purpose, so the truth tends to be kinder than the pitch — but whether it's right *for you* depends on things I don't carry: your timeline, your other options, your appetite for a build in progress. Bring it to Anders — he'd rather earn it than sell it.
The optional rental programme runs through the village, with modelled returns around 10% in year one — 10–12% depending on the villa. The assumptions live in the deck — we'd rather show the maths than quote the headline.
The price includes the full build, pool, landscaping, fitted kitchen and bathrooms, air-conditioned bedrooms, fibre internet, permits and the notarised deed — and a one-year defects warranty. Furniture follows the palette you choose, or you bring your own.
Three selections: The Essentials, The Signature, and The Founders' Selection — from US$28,000 for a two-bedroom. Each is installed and styled in the six weeks before handover.
Reclaimed teak, ironwood decks, Sukabumi pool stone, paras limestone, terrazzo wet floors, lime plaster, brass, linen, rattan. The palette is short on purpose — it's the island's own.
Six steps: choose, agree, build, furnish, handover, live. US$10,000 reserves a villa — refundable for 30 days — then staged payments follow the build to handover in April 2027.
Villa Laurent is finished and furnished — visits are by appointment, and the village is five minutes from central Ubud. A video walk-through works from anywhere.