SIR from above at sunset, the ocean beyond
KISS Developments, home
Seseh, Bali

Bali's most anticipated investment project.

Release IThe VillasSold outin 1 day
Release IIThe ApartmentsNovember 2026Launching
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Overview

Guaranteed to set a new benchmark in Bali.

Designed like nothing else in Bali, with five-star fittings, finishes and service, on the best street in Seseh, 300m from the beach. One rooftop. One management team. One address.

300mto Seseh Beach, on the best street in Seseh
60 yrs30-year lease + 30-year guaranteed extension
Pink ZoneTourism zoning. Legal to rent nightly
75 keys51 apartments and 24 private pool villas
15%Estimated annual rental return
1 rooftop35m pool, glass sauna, ice bath and café
The SIR entrance at sunset
Release II · The Apartments

The apartments are next.

51 apartments on the street front, directly beneath the rooftop. Hotel-level finishes, terracotta, timber and stone, with the sunset from your balcony. Priority prices go to the waitlist first.

1 Bed Signature apartment interiorRelease II · Nov 2026

1 Bed Signature

40–45 m² est. · 26 apartments
Priority priceAUD 285,000
Post launchAUD 299,250
15.0%Est. rental ROI
$42,790Net a year
6.7 yrsPayback
  • Luxury hotel-grade king bed
  • Carved stone bath and rain shower
  • TOTO toilet · Nespresso machine
  • Whole-apartment water filtration
1 Bed Signature floor plan
Floor plan · indicative
Request 1 Bed Signature pricing
1 Bed Lux apartment interiorRelease II · Nov 2026

1 Bed Lux

50–56 m² est. · 17 apartments
Priority priceAUD 328,000
Post launchAUD 344,400
15.1%Est. rental ROI
$49,565Net a year
6.6 yrsPayback
  • Ultra-lux freestanding bath
  • High-level marble detailing
  • TOTO smart toilet · Bose sound · Dyson
  • Double-filtered drinkable tap water
1 Bed Lux floor plan
Floor plan · indicative
Request 1 Bed Lux pricing
2 Bed Lux apartment interiorRelease II · Nov 2026

2 Bed Lux

90–94 m² est. · 8 apartments
Priority priceAUD 440,000
Post launchAUD 462,000
15.2%Est. rental ROI
$66,859Net a year
6.6 yrsPayback
  • Two ensuite bedrooms, both with baths
  • Sunset living room and dining table
  • 2 × TOTO smart toilets · Bose · Dyson
  • Double-filtered drinkable tap water
Type A2 Bed Lux Type A floor plan
90 m² · bedrooms either side of the living room · 6 apartments
Type B New2 Bed Lux Type B floor plan
94 m² · sunset living across the front, bedrooms behind · 2 apartments
Request 2 Bed Lux pricing

Indicative only. Plans, sizes and key counts are estimates and may vary by up to 5–10%. Post-launch prices are 5% higher.

SIR rooftop infinity pool at sunset
The rooftop

The most desirable rooftop in Bali.

Hotel-level living through every level of SIR, crowned by a rooftop to rival any hotel on the island. Owners have it on their doorstep.

  • 35m rooftop pool
  • Glass sauna & ice bath
  • Rooftop dining & café
  • Landmark restaurant
  • Uninterrupted sunsets
  • Co-working space
  • Golf buggy service
  • Owner priority booking
Rooftop sauna and pool at sunsetRooftop pool framed by the terracotta canopy at sunsetRooftop terraces and stair at sunset
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Pricing

Five options. Three left.

Priority prices are fixed for the waitlist. Once the apartments launch to the market, prices rise 5%.

All prices in Australian Dollars.

Interest-free payment plan

You only pay for what is completed. Stages 3–9 are paid as each construction milestone is finished.

  1. 01Allocation secured10%
  2. 02Final agreements signed20%
  3. 03Groundworks10%
  4. 04Foundations10%
  5. 05Structure15%
  6. 06Roof10%
  7. 07Services15%
  8. 08Interiors5%
  9. 09Handover5%
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Returns

Designed for high returns.

15%Estimated annual rental return · payback in 6.6–6.7 years
85%+Target occupancy
89%Operator portfolio occupancy
600+Rentals managed by our operator
20%Of profit to management. No fixed fee
1 Bed
Signature		1 Bed
Lux		2 Bed
Lux
Purchase price$285,000$328,000$440,000
Nightly rate, 5-yr average$265$307$414
Annual gross revenue$82,288$95,317$128,575
Running costs, fees & tax−$28,801−$33,361−$45,001
Management (20% of profit)−$10,697−$12,391−$16,715
Net to you, a year$42,790$49,565$66,859
Rental ROI15.0%15.1%15.2%
Years to payback6.76.66.6

Managed by one of Bali's leading operators. Management takes a 20% share of profit with no fixed fee, so we only earn when you do. Owner and friend stays are free.

Projections only, not a guarantee. Modelled at 85% occupancy on a five-year average nightly rate (5% annual rate growth). Running costs 20%, booking fees 5%, government tax 10% of gross.

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Release I · The Pool Villas

All 24 villas sold out in one day.

Every private pool villa was taken by the waitlist. The apartments are the last way into SIR.

2 Bed Pool VillaSold out

2 Bed Pool Villa

125 m² land · two levels · private pool · 12 villas
3 Bed Pool VillaSold out

3 Bed Pool Villa

145 m² land · three levels · private pool · 12 villas
Location

Bali's most desirable address.

Seseh is Bali's fastest-growing area: land prices are up 30% in 12 months and beachside land is almost impossible to find. SIR's land was secured at 2025 prices, directly opposite Seseh's most talked-about new gym.

Release II · Apartments · November 2026

The only way in is the waitlist.

7,900 people are already on it. Tell us you want one and we'll send priority pricing before the public launch.

Join the waitlist
More from KISS
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Renders are indicative. Sizes, distances and returns are estimates and may vary. Property investment carries risk; please take independent advice.

Join the apartment waitlist