An ultra-luxury members club and 18 members-only residences on a targeted 40-are HGB freehold site in the Seseh-Munggu corridor, Bali. The club is the asset: recurring membership revenue that compounds like an operating business and exits at an operating-business multiple. Residence pre-sales recapitalize the build and then run as a recurring managed-residence hospitality business; the retained club plus that hospitality layer is what the investor owns. Bali is site one of a deliberately replicable, multi-market club platform.
| Club driver | Bear | Base | Upside |
|---|---|---|---|
| Paying members (Y5) | ~550 | ~830 | ~1,140 |
| Club revenue (Y5) | $7.6M | $11.3M | $15.0M |
| Club EBITDA (Y5) | $3.0M | $4.5M | $5.8M |
| EBITDA margin | 40% | 40% | 39% |
Breakeven at ~295 members; blended gross margin 55%+. Source: management financial model.
Payback: capital fully returned during 2031 (Year 5); the accrued preferred is cleared by 2032; the balance of the return comes at the 2033 exit.
All 18 residences enroll in The Line's managed rental pool by default (opt-out), operated hotel-style (reservations, housekeeping, F&B, guest services). Operating costs are netted, then the net rental income splits 60/40 on pied-à-terre and 70/30 on family units (owner/operator); the building service charge and managed services add a second line. The Line's net operator share is recurring EBITDA that earns the club's operating multiple, the Soho Beach House model, capital-light on sold units.
Owners are underwritten on ~12 to 17% total return (net cash yield ~6 to 10% plus appreciation), with founding-tier membership bundled Years 1 to 5.
$8.0M of outside equity in two closings: Close 1, a $1.75M Pre-Development Round targeted for November 30, 2026 and priced per the lead investor term sheet at a discount to the Development Round; Close 2, up to $6.25M in 2027. Cumulative preferred (12% until the Land Gate clears, 8% thereafter) ahead of founder economics; $0.35M of founder capital already deployed. Minimum ticket $250K. The assets are capped: a 1,500-member cap, 40 Founders Reserve seats, and 18 residences, never more. Contact: Ian Chadsey · ianchadsey@thelinebali.com · +1 347 301 3146 · schedule a call. Data room and the full financial model available on request under NDA. Last updated September 2026.