Project Sunrise
The strength of retreat.
An 86-key wellness sanctuary and dedicated wellness centre on a trophy beachfront site — Gili Meno, the quiet island between Bali and Lombok.
A trophy beachfront site, built efficiently, that earns far more than it costs to make.
Project Sunrise is two businesses on one site: the 86 villa / room resort and a dedicated wellness centre, each with its own capital and its own return. On a combined all-equity investment of about €36.6m, the two produce roughly €24.2m of revenue and close to €7.1m of net profit a year after reserves and Indonesian tax. Even the downside holds a combined IRR of about 20% and an asset worth well over twice its build cost.
A sanctuary in the Gilis.
A wellness sanctuary where the architecture does the holding and the island does the healing. Step inside and the world goes quiet: courtyards of shade, water that barely moves, rooms built for the deepest sleep of your life. The wellness here is physical and spatial, not decorative — and that difference is what underwrites the premium.
The quiet island in the middle.
Gili Meno is the calm counterpoint to its busier neighbours, which is exactly the character this retreat needs. The site runs across two contiguous beachfront parcels with direct frontage and sunrise views toward Mt Rinjani — a short sea crossing from Lombok and roughly two hours from Bali.
Land area indicative, subject to survey
Drier and sunnier than Bali, year round.
The Gilis are small and flat, so they sit in the rain shadow of Mt Agung on Bali and Mt Rinjani on Lombok. The mountains catch the monsoon clouds while the islands stay comparatively sunny — you can stand on a bright Gili beach and watch a storm soak the Lombok coast a few kilometres away. For Project Sunrise this means milder seasonality than Bali figures suggest, which is what supports the occupancy assumption in the financials.
Backed by regional climate records — see the climate research
Three growing markets meet on this site.
Foreign arrivals to Bali in 2025, up 9.7% on 2024 and well above pre-pandemic levels. Aman, Six Senses and Mandarin Oriental are all committing new capital.
Where the global wellness economy is forecast to land by 2029, from a record $6.8T in 2024. The average wellness tourist spends about $1,764 a trip, roughly 41% more than a typical traveller.
Asia-Pacific high-net-worth individuals in 2024 (US$10m+, Knight Frank), up about 5%. The region is projected to create almost half of all new HNWIs through 2028.
BPS Statistics Indonesia · Global Wellness Institute · Knight Frank — every figure sourced in the market research
The world is drinking less, and spending what it saved on wellness.
This is a structural change, not a fad. It is led by the youngest, wealthiest-growing cohorts, and it moves spend directly toward the things this resort sells: recovery, sleep, movement, longevity cuisine and experience.
A resort built on rooms, baths and tables rather than a bar does not fight this trend — it compounds with it. Our culinary programme carries a full zero-proof list, and the wellness engine captures the spend that alcohol is losing.
of US adults now drink at all — the lowest in ~90 years of Gallup tracking, down from 62% in 2023
of adults under 35 drink — the cohort leading the change, and our future guest base
now say even moderate drinking is bad for health — a majority for the first time, up from 28% in 2018
forecast growth in no-alcohol volumes 2024–2029 across key markets, after 61m new consumers joined in two years
Gallup Consumption Habits 2025 · IWSR — see the sober-shift research
Bali is overbuilt. Gili Meno is barely built — and it is set to stay that way.
Congested roads, crowded beaches and wall-to-wall development in the south. Demand keeps arriving — 6.95m visitors last year — but the sense of escape that built Bali's name is getting harder to find there.
Car-free, low-rise and quiet, with a handful of small operators and no luxury supply of scale. It offers exactly what Bali has lost, two hours away, at the moment demand for it is peaking — with world-class diving and snorkelling on the doorstep, the turtle sanctuary, island-hopping, and Lombok's surf and Mt Rinjani a short crossing away.
of the island is held by a single landholder with no plans to build resorts. Combined with the island's protected, car-free character, competing luxury supply is capped by structure, not just by the market. A new entrant cannot simply buy their way in next door.
Landholding based on local due diligence, to be verified in legal DD
Every year, the island gets closer.
New air routes
FlyDubai is launching a direct Dubai to Lombok service, putting the Gulf — and Europe via one stop — within a single connection of the island. New TransNusa flights link Bali to Lombok in well under an hour, and direct routes from Australia are strongly rumoured to follow.
Direct fast boat from Nusa Dua
Eka Jaya's new flagship, the Patra — built 2025, 41 m, three MAN 1650 HP engines with HamiltonJet HTX58 waterjets, a world first — runs direct from Nusa Dua, right beside Bali's international airport, for a stable 36-knot crossing. A joint advertising venture with BASK puts Project Sunrise on every screen on the boat and across the Eka Jaya port.
Helicopter today, sea planes next
Helicopter transfers already serve the Gilis for guests who want to skip the crossing, and planned sea-plane services would connect Bali to the islands in well under an hour, door to beach.
Routes and partnerships as announced or agreed, subject to schedules — what the public record shows
Affluent, wellness-led, and happy to stay a week.
Founders and chief executives, the creative-affluent, wellness-committed couples and the longevity-curious.
Late 30s to early 60s. High and ultra-high-net-worth.
Australia, Singapore and wider Asia-Pacific, India and Dubai, plus high-spend US and Europe.
Five to ten nights, longer for programme-led stays.
€1,735 to €2,685 per night · faces the same Lombok Strait
€1,480+ per night · remote island resort
Project Sunrise rates sit comfortably inside this band, with room to grow.
Six reasons the property exists.
Architecture & Natural Setting
A low-density island retreat shaped by outstanding architecture, water, shade, landscape and silence. A botanical-garden setting of negative space and considered features, led by two world-class architects and a creative director.
Longevity, Wellness & Recovery
A credible, full-spectrum offer spanning hammam, temazcal, cold plunge, qigong, breathwork and movement, extending into sleep optimisation, acoustic calm, circadian lighting and digital detox.
Creative Culture
Artist residencies, talks, workshops, pavilions and performances woven through the property, led by visiting artists who come to live and create on site.
Culinary Wellness
Food as a core experience: gardens, produce, longevity cuisine, communal and private dining and destination F&B — with a more leisurely menu for those who prefer to step back.
Sustainability
Design and operation in line with best sustainable practice, in collaboration with PT Eco Island: less waste, solar energy and a homegrown, self-sufficient model that treads lightly on the island.
Signature Island Experiences
Memorable rituals and programmed moments that make the resort feel distinct, ownable and talked about — connected from the moment you arrive to the moment you depart.
The second revenue engine.
Hammam, temazcal, cold plunge and hydrotherapy, plus breathwork, movement, recovery and treatment. Sleep-focused rooms with acoustic calm, blackout and circadian lighting answer modern fatigue directly. For a wellness-led retreat this is not an add-on — it is a distinct income stream modelled as its own line.
Sizing tested against published wellness-hospitality benchmarks — see the wellness research
Lorenzo Quinn
One of the world's leading figurative sculptors
Working in the lineage of Michelangelo, Bernini and Rodin, Lorenzo Quinn is best known for his monumental sculptures of the human hand. His Support — the vast hands that rose from Venice's Grand Canal to hold up a historic palazzo at the 2017 Biennale — and Building Bridges in 2019 are among the most photographed artworks of the past decade. He has been commissioned by the Vatican and the State of Qatar, and his work stands in cities and private collections around the world.
A close friend of AJ Joshi, Lorenzo is excited to help shape Project Sunrise from the very start.
Artistic vision — shapes the cultural direction of the retreat.
The Artist Residence — curates and hosts the visiting-artist programme.
Site-specific sculpture — original works set within the architecture and gardens.
Meet Lorenzo Quinn.
The film plays automatically · use the player controls for sound
Two concepts under study.
Both are illustrative only and will be finalised by the appointed architects.
A single iconic main building sits at the centre, with a waterfall falling down its face into the pool toward the ocean and curved guest wings sweeping either side. Journeys radiate out to the wellness oasis across a bridge, a tea house and villa clusters around a reflective lagoon, family rooms set apart, three super-luxury villas on the ocean front, and the artists' studio, residence and gallery pavilion.
Where Concept A gathers the resort around one central heart, Concept B opens it into a shoreline village: intimate clusters along a beachfront promenade, wellness set apart at the calm northern end, produce gardens and pavilions threading the site, and communal dining on the water facing the Turtle Heaven reef.
Eighty-six keys, five room types, low density.
| Room Type | Size | Keys | Rate (EUR / night) |
|---|---|---|---|
| Garden Villa | 46 m² | 45 | €600 |
| Lagoon Villa | 78 m² | 15 | €750 |
| Grand Lagoon Villa | 92 m² | 15 | €1,000 |
| Beachfront Villa | 120 m² | 8 | €1,250 |
| Super-Luxury Villa | 350 m² | 3 | €1,327 avg |
Rates seasonal, occupancy built month by month
Rooms lead, wellness follows close behind.
The resort is owner-operated on an all-equity basis, with no debt assumed. Rooms carry the revenue, wellness runs as a genuine second engine at about a quarter of the total. Food and beverage is outsourced to a specialist operator under a concession — the operator carries food cost, staffing and operating risk, while the resort keeps a clean 8% margin on roughly €4.4m of F&B revenue with no operating downside.
Stabilised revenue mix, indicative
Strong in the base case, resilient in the downside.
| Scenario | Net p.a. | Yield | Value | × Cost | IRR |
|---|---|---|---|---|---|
| Downside | €5.9m | 16.1% | €81m | 2.2× | 19.4% |
| Base | €7.1m | 19.4% | €114m | 3.1× | 24.0% |
| Upside | €8.8m | 24.0% | €160m | 4.3× | 29.0% |
Downside flexes occupancy to 65% and a 9% exit yield; base uses 74% and 8%; upside adds a rate uplift and 7% yield compression. Illustrative, not a forecast or guarantee — see how the numbers are built
Back the resort, the wellness business, or both.
| EUR · base case | Resort | Wellness | Combined |
|---|---|---|---|
| Investment | €29.5m | €7.0m | €36.6m |
| Revenue | €18.3m | €5.8m | €24.2m |
| Net profit, after reserve & tax | €5.7m | €1.4m | €7.1m |
| Yield on cost | 19.4% | 19.4% | 19.4% |
| 10-year IRR | 24.3% | 24.1% | ~24.0% |
| Payback | 5.2 yrs | 5.1 yrs | 5.2 yrs |
Each business stands on its own. The wellness centre is the natural candidate for a specialist operator or a separate funding line, without changing the resort case. Development cost as built: €13.26m for the 86 villas and rooms, €5.77m of amenities and contingency, and €12.65m of land across ~6.13 ha — efficient where it can be, rich where it counts.
A three-year build to stabilisation.
Close & Secure
Funding in place, land control, HGB title and PMA structuring.
Design & Approvals
Detailed design, environmental and planning approvals, tender.
Construction
Phased build with contingency, off-grid power, water and waste.
Fit-Out & Launch
Hiring, systems, brand launch and trade bookings.
Ramp & Stabilise
Ramp toward 74% occupancy, with a sale timed to stabilisation.
Named, and handled.
Build cost and timeline on a no-vehicle island
Experienced island contractor, phased delivery and contingency, with off-grid power, water and waste confirmed in the budget.
Occupancy ramp in the early years
A conservative stabilised assumption, strong distribution, and wellness programming to fill the shoulder seasons. BASK's standing as Gili Meno's leading destination and VisitGiliIslands.com — 544,000 impressions in the last three months and top-five Google rankings for the islands' key terms — underpin distribution.
Last-mile transfer reliability
A dedicated boat and helicopter option with a weather-contingency protocol. Eka Jaya's flagship runs direct from Nusa Dua beside the airport, and widening air access means no single link carries the guest journey.
Permitting and environmental approval
Early environmental and planning assessment, and a low-impact, reef-positive design consistent with the brand.
Foreign-ownership structure
Standard HGB title and PMA company structures, with legal structuring confirmed early.
The financials are already conservative: all-equity, full reserve and tax, climate-realistic occupancy, cautious wellness spend.
Low-impact by design, reef-positive by intent.
Off-grid by design
Solar-led power, rainwater harvesting and full wastewater treatment, confirmed in the build budget.
Reef and turtle care
A reef-positive footprint and a no-single-use policy on a protected island. Turtle Heaven, one of the Gilis' finest dive and snorkel sites, sits directly in front of the resort's waters.
Local livelihoods
Island hiring, a training academy and a community share of the upside, with PT Eco Island's sustainability schooling for young islanders.
The people behind Project Sunrise.
Greg Meyer
Leads development, delivery and the investor relationship.
AJ Joshi
Leads technology, guest systems and the digital experience.
Parvesh Nandwani
Leads legal, land tenure and corporate structuring, from HGB title and the PMA vehicle to investor documentation and governance.
James Brown
Shapes the interior language, materials and the feel of every space.
Lorenzo Quinn
World-renowned sculptor leading the artistic vision, Artist Residence and site-specific works.
Bastian Marcel
Leads the kitchens and the culinary wellness programme, from gardens to table.
To be confirmed
A world-class architecture studio, in final discussions.
To be confirmed
Botanical and landscape design for the island setting.
A stabilised resort is valued on the income it produces, not on what it cost to build.
Annual net operating income at mature trading: 74% occupancy on the blended rate, after operating costs, a 4% FF&E reserve and management fees. Implied: ~€9.1m.
The market's required annual return for an asset of this quality and risk. We apply 8% — in line with secondary Southeast-Asian resort yields.
Settled value equals stabilised NOI divided by the cap rate. At an 8% cap, each €1 of stabilised income is worth €12.50 of asset value — how a ~€31.7m build becomes a ~€114m asset.
Value is sensitive to the exit cap assumption — a one-point move materially changes the figure, so the model carries a cap-rate sensitivity range.
A scarce asset, entered at a low cost against what it earns.
We are raising the all-equity investment to build and open Project Sunrise, and we are open to a single aligned development partner or a small syndicate. The resort and the wellness centre are capitalised separately, so a partner can back one business or both. Exit routes: sale at stabilisation, brand-and-refinance, or hold for the yield.
The strength of retreat, on the quiet Gili.
We would be glad to take you through the model in person.