Johannes Weissenbaeck’s OXO Living aims to raise the standard for buying in Bali
Higher quality on smaller plots is the plan as OXO Living provides an access point for Australians to buy in Bali.
Buying a luxury villa in Bali is a dream for many of the 1.2 million Australians who make the pilgrimage to the so-called Island of the Gods each year. But purchasing can often be a fraught affair, given the Indonesian government’s ban on foreigners buying freehold land in the archipelago of about 6000 inhabited islands.
However, developer Johannes Weissenbaeck – founder and chief executive of OXO Living – is cleaning up the buying process by launching a residential project on Bali positioned at pristine Nyanyi Beach near the ancient Tanah Lot temple.
“I am trying to build an Aman or Four Seasons in the villa experience space because it does not exist in Bali,” says Weissenbaeck, who has just launched his largest Bali development to date, The Residences.
“I am single-handedly trying to raise the standard of buying property in Bali. It sounds so great to have a house in Bali and make money while you sleep. We are trying to facilitate that.’’
The project, which is positioned on a 2ha site, comprises 40 freestanding freehold luxury villas. The development’s position is part of its attraction given the villas are about 1 km from the pristine Nyanyi Beach, and just past bustling Canggu – or about one hour’s drive from Ngurah Rai Airport – depending on the traffic.
The Residences is designed by acclaimed German architect Alexis Dornier, who specialises in modern, contemporary architecture with a tropical spin. Prices start at $750,000, rising to $1.5m for larger houses with up to five bedrooms and positioned on bigger plots of land.
“There is a power to the Bali brand, architecture has to reflect that,” Dornier says of the project. “There’s so much inspiration from the artisans on this island.”
But he says some developers are asking for questionable designs.
“We are seeing designs from Mykonos in coastal areas,” says Dornier, adding that some clients ask for white buildings and arches. “In three months in Bali, it will turn green.”
But Dornier is enamoured with OXO’s plan for two-level villas at Nyanyi Beach, saying that in 10 to 20 years time they will still look great.
Each of the OXO villas has its own swimming pool and outdoor shower, shaded landscaped gardens, canopies and fire pit, with villa land sizes ranging from 298sq m to 648sq m. Villa building sizes range from 184sq m to 280sq m. Buyers can purchase by establishing a foreign direct investment company which costs about $4500 to set up.
“We wanted to come in with a price point of $US500,000 but at the same time give everyone nature and garden space so you have a sense you are in Bali, not in a city,” says Weissenbaeck, who spent 10 years working in branding in Sydney, and has delivered more than 25 development projects in Bali since 2013, from villas, to private residences, studios, a resort and townhouses.
He has even purpose-built a US-style 20m pleasure boat which cruises around nearby Komodo Island. These three-and four-day cruises cost $3000 per night including food and drink.
OXO’s The Residences villas are in walking distance of the Russian-backed Nuanu Creative City, which is sprawled across a 44ha site with a boutique hotel under construction, schools for both child and adult learning, as well as cultural, education, hospitality and entertainment facilities such as the cliffside Luna Beach Club right above the photogenic Nyanyi Beach.
Completion of OXO Living’s The Residences, which will be launched in Bali on June 8, is expected by the third quarter of 2026. Weissenbaeck stresses the villas are pitched at both owner-occupiers and investors.
His success in Bali, where he developed the six-bedroom Villa Chameleon overlooking the river in the jungle in Tabanan, is based on the concept of building smaller. Villa Chameleon achieved a 70 per cent price gain when it sold three years after its development and Weissenbaeck believes that providing luxury Western amenities on smaller plots of land is key. Gone are the days of sprawling villas on large parcels of Bali land.
“I think there’s a market for people who want to buy smaller. Effortless operation is absolutely critical here,” he says, adding that there are two main ingredients for success when developing Bali villas: effortless operation as well as design and size. “I wanted higher quality and higher experience on smaller plots of land,” he said, adding that the villa prices are competitive because they are smaller. If you want to create this lifestyle you must have a property management company,” says Weissenbaeck, adding that its critical to have a single point of accountability in Bali with property as it is a “blame game”.
“By itself, Nyanyi emerges as a lush green paradise, enticing those yearning for tranquillity on the island,” says the chief executive of OXO Living, which employs 50 staff.
“It is an exclusive area for Australians looking to spend their time in this unique part of Bali, now that they can own property here.”
Weissenbaeck adds that there has been a fundamental shift in the ability to invest in Bali. “You can have a fully managed investment and make double digit returns. Where else can you do that? It’s super solid if you are doing business with an established company. That was not there when I came here 10 years ago. “It’s become a much safer investment – before it was hit and miss,” says Weissenbaeck, adding that he already has a lot of interest from locals and overseas investors.
The writer was a guest of OXO Living
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