Bingin Beach sales narrative: Points to highlight to third party agents and potential investors, and to compliment the sales brochure, 360 views and term sheets: Subdivision / plot size: • Owner is offering entire 4.9 Ha for sale and will consider options of 2.5 Ha with cliff frontage of 65 m Access: • Direct access to public road along the Eastern boundary of the site • Direct access to Bingin beach surf community via public road to the South and public pathways for whole site option • Direct access to public road to the North and closer to the Pecatu Indah resort area • Pedestrian access is available to: o Bingin Beach o Bingin surf break o Dreamland Beach o Dreamland surf break o Existing public footpath leading to public steps down to beach o Beach is navigable at medium to low tides but not possible at high tide
• Cliff access / development potential: Developers, Architects and Hotel operators in South Bali are increasingly creative when considering how to address the cliff; The following examples are of note: o Rock Bar at Ayana Hotel (former Ritz Carlton): Bar over hanging the ocean just above sea level o C151 Villas: Villas cut into the cliff o Alila Uluwatu: Overhanging lounge space o Asmara and Anantara: Accommodation cut and set into the cliff front o Proposed Mandarin: Elevator cut into and through the cliff down to beach o Finns bar at Semara Uluwatu: Inclinator down to beach bar o Geotechnical advice is that the cliff is stable and a homogeneous block of hardened limestone and stable o All designs subject to building licence approval
Terms and Conditions of offers as per term sheets provided: o Area to be adjusted based on Government Land Agency (BPN) area from resurvey o Asking prices are subject to negotiation o Asking prices are valid provided mid rate exchange rate is a maximum IDR 13,500 to 1 USD o Payment terms 10% deposit payable on the date of signing PPJB with the notary in IDR o 30% To be paid in IDR upon signing AJB / transaction o 60% To be paid upon signing AJB / transaction, subject to terms and conditions o Seller pays 5%, PPH Final Tax of AJB o Buyer pays 5% BPHTB of AJB value o We assume that the transacting Notary will be Notary I Putu Ngurah Aryana, and that fees will be payable by the Buyer and Seller 50:50 o Agency fee payable by seller o Asking prices valid for a transaction before 31st Dec 2016
Site capacity • Site capacity based on most recent planning and zoning guidelines: The following table assumes a conservative 4 star hotel scenario with room sizes as per local planning guidelines. We assume a more dense and 3 star scenario might be possible subject to approval
PLOT NO
AREA (m2)
KDB (%)
KDB (m2)
GFA MAX (storey)
GFA AREA MAX (m2)
NO. KEYS /FLOOR
NO. KEYS MAX
WHOLE SITE
49,225
70%
34,458
4
137,830
754
3,015
SUBDIVISION OPT 1
25,000
70%
17,500
4
70,000
383
1,531
Note: KDB definition: Maximum building height is 15m (possible for 3-4 storey) Supporting Area: 30% from KDB Room area minimum: 32 m2 Badung Regency RTRWK 2013 - 2033 Peraturan Bupati No. 36 tahun 2014 tentang Standar Minimal Luas Hotel
Set back from the beach / cliff: • There are in place regulations and guidelines covering allowable set backs from cliff front and beach front: Developers and their project and design teams will be required to seek guidance and building licence approval from local planning office: Cipta Karya / Badung Regency
Local planning and zoning guidelines / terms: ENGLISH RTH (RUANG TERBUKA HIJAU)
INDONESIA
RTH: Green Open Space hereinafter called RTH is elongated area / path and / or groups, the use of which is more open, a place to grow plants, whether grown naturally or deliberately planted: Green space including hardscape (assumption) Sacred area is the area that has seen the value of sanctity by Hindus in Bali as the mountains, the lake, the confluence of two rivers (Campuhan), beach, sea and springs
Ruang Terbuka Hijau yang selanjutnya disebut RTH adalah area memanjang/jalur dan/atau mengelompok, yang penggunaannya lebih bersifat terbuka, tempat tumbuh tanaman, baik yang tumbuh secara alamiah maupun yang sengaja ditanam Kawasan suci adalah kawasan yang dipandang memiliki nilai kesucian oleh umat Hindu di Bali seperti kawasan gunung, danau, pertemuan dua sungai (campuhan), pantai, laut, dan mata air
REGION SHRINE /KAWASAN TEMPAT SUCI
Regions shrine is the area around the temple sanctity should be maintained within certain limits or appropriate state temple
Kawasan tempat suci adalah kawasan di sekitar pura yang perlu dijaga kesuciannya dalam radius atau batas-batas tertentu sesuai status pura
PROTECTION ZONE /ZONA LINDUNG
Cultivation zone is the zone defined by the dominance of the space utilization characteristics of the activities of each function in the cultivation zone
Zona budi daya adalah zona yang ditetapkan karakteristik pemanfaatan ruangnya berdasarkan dominasi fungsi kegiatan masing-masing zona pada kawasan budi daya
KWT (KOEFISIEN WILAYAH TERBANGUN)
KWT: Built coefficient Region, hereinafter referred to KWT is the number or percentage of the total area of the block that is built on broad designation or the total area of the block allocation entirely within an area or block the planned designation (Size of block or larger area of land measured as footprint as % of site area)
Koefisien Wilayah Terbangun yang selanjutnya disebut KWT adalah angka persentase luas kawasan atau blok peruntukan yang terbangun terhadap luas kawasan atau luas kawasan blok peruntukan seluruhnya di dalam suatu kawasan atau blok peruntukan yang direncanakan
SACRED AREA /KAWASAN SUCI
KDB (KOEFISIEN DASAR BANGUNAN)
KDB: Coefficient Building Basics hereinafter called KDB is a percentage based on the comparison between the area around the ground floor of the building and land / soil perpetakan / regional planning appropriate controlled spatial and environmental planning and urban design: Assume is similar to KWT, only KDB is building and site specific
Koefisien Dasar Bangunan yang selanjutnya disebut KDB adalah angka persentase berdasarkan perbandingan antara luas seluruh lantai dasar bangunan gedung dan luas lahan/tanah perpetakan/daerah perencanaan yang dikuasai sesuai rencana tata ruang dan rencana tata bangunan dan lingkungan
KLB (KOEFISIEN LANTAI BANGUNAN)
KLB: Coefficient Building Floor hereinafter called KLB is the percentage ratio between the size of the entire floor of the building and land perpetakan / regional planning appropriate controlled spatial and environmental planning and urban design: Gross floor area vs. site area KDH: Green area coefficient, hereinafter referred to KDH is the percentage ratio between the area of the open space outside the building intended for landscaping / planting and land perpetakan / regional planning appropriate controlled spatial planning and urban design, and environmental planning: % of landscaping vs. entire site; area of hardscape maybe debatable KTB: Tread coefficient basement hereinafter called KTB is the determination of the maximum footprint basemen based on Minimum KDH limits specified: Total area of site less KDH GSB: Border line of building hereinafter called GSB is a line that should not be exceeded by the plan of the building in the direction of the demarcation line: Setback from road cliff or temple or others
Koefisien Lantai Bangunan yg disebut juga KLB adalah angka persentase perbandingan antara luas seluruh lantai bangunan gedung dan luas tanah perpetakan/daerah perencanaan yang dikuasai sesuai rencana tata ruang dan rencana tata bangunan dan lingkungan Koefisien Daerah Hijau yang selanjutnya disebut KDH adalah angka persentase perbandingan antara luas seluruh ruang terbuka di luar bangunan gedung yang diperuntukan bagi pertamanan/penghijauan dan luas tanah perpetakan/daerah perencanan yang dikuasai sesuai rencana tata ruang dan rencana tata bangunan dan lingkungan
KDH (KOEFISIEN DAERAH HIJAU)
KTB (KOEFISIEN TAPAK BASEMEN) GSB (GARIS SEMPADAN BANGUNAN)
Koefisien Tapak Basemen yang selanjutnya disebut KTB adalah penetapan besar maksimum tapak basemen didasarkan pada batas KDH Minimum yang ditetapkan Garis Sempadan Bangunan yang selanjutnya disebut GSB adalah garis yang tidak boleh dilampaui oleh denah bangunan ke arah garis sempadan jalan.
+23m (cliff height)
N
+49m
+28m (cliff height) Sea
+38m (cliff height) +49m
BINGIN NETT AREA PLOT WHOLE SITE OPTION 1
m2 49,225 25,000
Are 492.25 250.00
HIGHEST LEVET (METRE) 49 49
LOWEST LEVEL (METRE) 23 23
LEVEL DIFFERENCE 26 26
Topography: • Highest point of site above sea level + 49m • Lowest point of site above sea level + 23m (cliff front) • Difference cliff front to back of site 26m • Difference cliff front South to North 15m
