Aman Residences, Amankila
Aman's first residential property in Indonesia is being sold off-plan, which makes the hillside and the brand the whole of what a buyer commits to today.
Photograph, Aman.
- Price
- On request
- Stage
- Under construction
We tell you what is available and arrange the introduction.
The property
Aman Residences, Amankila occupies a hillside above a secluded stretch of Lombok Strait coastline on Bali's east coast, beneath Mount Agung, in Manggis, Karangasem Regency. Aman describes the property as "11 luxury hideaways" adjacent to the Amankila resort rather than inside it, and sets out pavilions linked by private walkways, outdoor terraces and infinity pools, built in contemporary thatch and smooth crafted stone drawn from local artisan work. Those are design intentions for villas that do not yet stand.
Read the full picture
Nothing here is finished. Aman announced the property in late 2024 with construction to begin in 2025 and completion set for two years' time, which points to 2027 and is still to be confirmed. A buyer today is committing to a plan and a position, not to a house that can be walked through or occupied.
The unit count is 11 on Aman's own figure, though nine has also been given. Bedroom counts, floor areas and prices are to be confirmed. The figures circulating elsewhere contradict one another and confuse lot area with built area, so Via Privata does not repeat them.
The ownership structure is to be confirmed. Aman states no tenure, no title form and no holding vehicle, and Indonesian property ownership by foreigners is structurally constrained, so the freehold a buyer would assume in Europe or the Caribbean cannot be assumed here. Sales are running by invitation with priority given to Aman's existing community, and owners will be able to place a villa into the Aman rental pool and use the resort's amenities on a priority basis; the terms for both are to be confirmed.
- Build status
- Off-plan. Construction announced to begin 2025, completion targeted for 2027; nothing complete yet.
- Units
- 11 villas. "11 luxury hideaways" in Aman's words; nine has also been given, so the count is to be confirmed.
- Position
- Hillside adjacent to the Amankila resort, above a secluded stretch of Lombok Strait coastline beneath Mount Agung, in Manggis, Karangasem Regency.
- Design intent
- Pavilions connected by private walkways, outdoor terraces and infinity pools, in contemporary thatch and smooth crafted stone inspired by local artisans.
- Price
- To be confirmed
- Sales process
- By invitation, with priority given to Aman's existing community.
- Ownership
- To be confirmed. Aman gives no tenure term, title form or holding structure.
- Architect
- Not confirmed. Ed Tuttle designed the original Amankila hotel, not these residences; a designer named in one 2025 report is to be confirmed.
Owning it
How title works here, what is on the market, what it costs to run and what happens when you are away. Open the one that is your question.
How ownership works here
To be confirmed. Aman states no tenure term, no title form and no holding vehicle for buyers, which carries more weight in Indonesia than in most markets. Foreign ownership there is structurally constrained, and any assumption of freehold is unsupported.
Leasehold or freehold: which is better?
Each has its advantages, and we would not steer a buyer to one over the other in the abstract. Freehold is title in perpetuity: the home is yours outright, it passes to your heirs without a clock on it, and it is the simpler asset to finance and to sell to the widest pool of buyers. Leasehold is normally structured to 90 years, as a 30-year registered term with two further 30-year terms written into the contract in Thailand, or as a 99-year term in markets such as Singapore, and it is the route to a villa on its own land where the law keeps freehold land in local hands. On resale a lease is assigned rather than a title transferred, which in Thailand means a fraction of the transfer fees and taxes a freehold sale attracts, and a well-run branded estate keeps its resale value on the strength of the operator and the address rather than the tenure. What matters is the specific home: the years left on the term, how the renewals are secured, and what the purchase pack says about assignment. We put those three questions to the developer or the seller's side before any offer, and we tell you what comes back.
What is available now
No resale market exists, because no villa has completed. The first release is being handled by invitation with priority to Aman's existing owners and guests, so there is no open listing against which to benchmark a price.
What it costs to run
To be confirmed.
Letting it when you are away
Owners will have the opportunity to place a villa into the Aman rental pool, and owners receive priority access to the resort's amenities. The split, minimum period, management term and figures are to be confirmed. The mechanism is announced, the economics are not.
Who is behind it
The hotel on site
Amankila. The villas sit on the hillside adjacent to the resort, not within it
Completion
Aman announced the property in late 2024 with construction to begin in 2025 and completion set for two years' time, which points to 2027. The handover date is to be confirmed; nothing is complete yet.
Where it is
Manggis, Karangasem Regency, Bali, Indonesia.
Also in Indonesia, and elsewhere by Aman
Aman / Selling
Aman Residences, Amanjiwo
Menoreh Hills, Borobudur, Indonesia · 3 to 4 bed
Price on request
Raffles
Jimbaran
Raffles / Announced
Raffles Residences Bali
Jimbaran, Indonesia
Price on request
Aman / Completed
Aman Residences, Nai Lert Bangkok
Bangkok, Thailand · 1 to 4 bed
From THB 82,500,000
Aman / Resale only
Amanpuri Villas
Phuket, Thailand · 10 bed
From USD 24,888,888
Ask about Aman Residences, Amankila
Three short steps. We come back with what is available and arrange the introduction.
How this works
Via Privata is a travel advisory. We do not sell property and we are not the developer, the seller, or a licensed real-estate broker in any of the markets on these pages. What we do is introduce a buyer to the developer or to the agent selling a home, and stay alongside for the parts we are useful for. The sale is concluded directly between you and them.
Where an introduction leads to a purchase we may be paid a fee by the developer or its appointed agent, and we do not act for both sides of the same transaction.
Every price on these pages was verified by us against a live published asking price on the date shown. Asking prices and availability in this market move constantly, so treat every figure as indicative and as of its stated date, and expect it to be re-confirmed before anything is agreed. Where a figure is not published anywhere, we say so rather than estimate it. Ask us and we will tell you what is available today and arrange the introduction.
In the United Arab Emirates, introductions run through a licensed local brokerage. Dubai requires a Trakheesi permit, issued per advertisement to the brokerage holding the listing, so a UAE property carries an asking price here only where that brokerage's permit number is shown on its page. Where no permit covers a page, the page reports the property and quotes nothing.
Where a residence has a rental programme we describe how it works and nothing more. We publish no yield, no projected return and no occupancy figure, for any property, anywhere.
None of this is investment, tax, immigration or legal advice. Buying across a border has consequences that depend entirely on your own position; take independent local counsel and your own valuation before you commit to anything.