Secret Waterfall Village
A river village of nine villas, five minutes from central Ubud.
Hidden between two sacred temples and cradled by waterfalls in the heart of Ubud, Secret Waterfall Village was born from the prayer of three friends: to create an optimal way of living. A sanctuary to live, grow and thrive, surrounded by inspiring people, where nature, ritual, art and innovation support intentional living.
If something in this speaks to you, you're likely already part of what we're building.
The Secret Waterfall land is a truly special place, and it holds deep meaning for many people living in Ubud. It is owned by the village of Laplapan, and we needed the approval of three hundred families. It is with great honour that we are carefully developing this project.
We imagined SWV as a place where we would live with our best friends (some of whom we have yet to meet). Rather than a community, we imagined a village: somewhere a global tribe of aligned individuals could come home to, for any amount of time, to reconnect with what truly matters and feel a sense of belonging.
We aim to create a new model for what a village could look like in this modern age. A way of living in harmony with the natural environment and the local culture, where inner and outer worlds meet to inspire a new way of living.
≈ 438 m² plot · ≈ 198 m² built · one level · 8 m pool
Afternoon light reaches the terrace through the palms.
Timber on stilts. The ground floor belongs to the garden.
The morning side. Breakfast happens here.
A gable of glass to the treeline, the table and the sofa sharing one room under vaulted timber.
Timber joinery to the ceiling, a stone island with stools drawn up to it, green tile behind the hob.
One stone basin, the tub standing clear of the wall, green tile and a lit shelf behind fluted glass.
Timber the width of one wall with the wardrobes built into it, two chairs kept by the window.
≈ 429 m² plot · ≈ 198 m² built · one level · 8 m pool
Midway down the western slope, river sound below, mist above.
The same slope that faces the river, mist rising past the terrace.
The hill shelters the terrace from the afternoon heat.
A gable of glass to the treeline, the table and the sofa sharing one room under vaulted timber.
Timber joinery to the ceiling, a stone island with stools drawn up to it, green tile behind the hob.
One stone basin, the tub standing clear of the wall, green tile and a lit shelf behind fluted glass.
Timber the width of one wall with the wardrobes built into it, two chairs kept by the window.
≈ 460 m² plot · ≈ 198 m² built · one level · 8 m pool
The east ridge, jungle in front, the village path behind.
Glass from floor to ridge; the valley does the decorating.
Bedrooms wake to the quiet side of the hill.
A gable of glass to the treeline, the table and the sofa sharing one room under vaulted timber.
Timber joinery to the ceiling, a stone island with stools drawn up to it, green tile behind the hob.
One stone basin, the tub standing clear of the wall, green tile and a lit shelf behind fluted glass.
Timber the width of one wall with the wardrobes built into it, two chairs kept by the window.
≈ 463 m² plot · ≈ 198 m² built · one level · 8 m pool
The lowest two-bedroom, closest to the river and the commons.
Evening side. The terrace catches the last of the gold.
A planted roof folds the villa into the hill.
A gable of glass to the treeline, the table and the sofa sharing one room under vaulted timber.
Timber joinery to the ceiling, a stone island with stools drawn up to it, green tile behind the hob.
One stone basin, the tub standing clear of the wall, green tile and a lit shelf behind fluted glass.
Timber the width of one wall with the wardrobes built into it, two chairs kept by the window.
≈ 453 m² plot · ≈ 285 m² built · two levels · 10 m pool
The middle of the hill. Every room looks over a roofline below.
A double-height living room under one long roof.
A stone island, then the long table, then the glass and whatever the weather is doing.
Woven discs on plaster above the bed, timber to either side, palms the full height of the window.
Rafters left open overhead, a corner of glass onto the mist, shelves lit along the stone.
A desk run out to the window, wardrobes in timber beside it, low sun across the plaster.
≈ 426 m² plot · ≈ 285 m² built · two levels · 10 m pool
The morning side. The terrace opens to the first light.
Set into the heart of the village, a terrace above the river villas.
The afternoon face. Pool, deck, and the sound of water below.
A stone island, then the long table, then the glass and whatever the weather is doing.
Woven discs on plaster above the bed, timber to either side, palms the full height of the window.
Rafters left open overhead, a corner of glass onto the mist, shelves lit along the stone.
A desk run out to the window, wardrobes in timber beside it, low sun across the plaster.
River row · west · ≈ 643 m² plot · ≈ 240 m² built · 12 m pool
A founder's home. One gable of glass facing the water.
Twin pools step toward the boulders; the river does the rest.
River row · middle · ≈ 722 m² plot · ≈ 260 m² built · two levels · 10 m pool
Finished, furnished, and open for visits.
The gable turns to face you as you come round.
The sun goes down while you come round the house.
One room for the whole day, morning coffee to last conversation.
Teak, stone, and a long table that decides the evening.
Linen, timber, and the jungle at the glass.
Cane, cotton, and a slatted ceiling that keeps the heat out.
Stone underfoot, open to the sky where it matters.
The hilltop · ≈ 1,197 m² plot · ≈ 420 m² built · pavilions · 14 m pool
The four-bedroom. A compound of pavilions above the whole village.
Water first, then roofs, then river.
Living and sleeping keep their own roofs. The garden runs between.
Shade, stone, and a long view you never quite finish.
Kitchen, long tables, work desks: the village's shared room on the river, and the Inner Circle's home.
One shared pool held by the rocks, with shaded decks along the river.
A timber sauna set into the rock, a cold plunge fed by spring water, and massage after.
Strength and movement, opening to the trees.
The shala and the listening spots: sound, breath, river.
Dinner on the boulders, fire after dark.
The village table, cooked daily, open late.
Nine rooms for your people, and the rental overflow.
Recovery tools in the spa: heat, cold, light, breath.
The candi bentar entrance, the bridge over the river, and walking lines that already made sense.
One of the two water temples beside the village: offerings pass daily.
Prices open on each villa's page once you share your name and email, or through the private link Anders sends you. Villa Lars, Villa Laurent and Villa Anders are sold; the other six are available.
Our Bali office is With Grace Group in Pererenan, Mengwi, Badung Regency. You are welcome to visit; a message first helps us make sure someone is there for you.
Right now all four two bedroom plots and both three bedroom plots are available. Villa Lars, Villa Laurent and Villa Anders are sold.
The land is leased from the village of Laplapan itself, with the approval of 300 families. You hold a notarised leasehold deed in your own name, with no nominee structures. For the lease term, talk to our team on WhatsApp or by email.
The optional rental programme runs through the village, with modelled returns around 10% in year one, 10 to 12% depending on the villa. The assumptions live in the deck; we'd rather show the maths than quote the headline.
The price includes the full build, pool, landscaping, fitted kitchen and bathrooms, air-conditioned bedrooms, fibre internet, permits and the notarised deed, and a one-year defects warranty. Furniture follows the palette you choose, or you bring your own.
Three selections: The Essentials, The Signature, and The Founders' Selection. Each is installed and styled in the six weeks before handover.
Reclaimed teak, ironwood decks, Sukabumi pool stone, paras limestone, terrazzo wet floors, lime plaster, brass, linen, rattan. The palette is short on purpose: it's the island's own.
A down payment reserves your villa. For the amount and terms, talk to our team on WhatsApp or by email.
The six available plots are five minutes from central Ubud, and a walk on the land can be arranged in person. A video walk through works from anywhere.
Petulu, Ubud, five minutes from the centre, between two holy water temples and three waterfalls, on the second largest river of Ubud. About 90 minutes from the airport, depending on Bali.
The village sits between two holy water temples, one right beside Villa Lars. They were here *first*; the village answers to them, and offerings pass daily.
The clubhouse is the village's shared room (kitchen, long tables, work desks, right on the river) and the Inner Circle's home. Six views, from the river to the cave bar; step inside.
Villa Laurent is sold, the middle villa of the river row, finished and furnished. The six available plots let you stand in the village's future the same way.
Villa Anders is the four bedroom compound of pavilions on the hilltop, with the whole valley below. It is sold; the six available plots are two bedroom and three bedroom.
Villa Lars is a founder's home on the river row, one gable of glass facing the water. It is sold, but it shows how the founders live here themselves.
A nine-room guesthouse opens in 2027. Until then, With Grace's first project Sanctuary Villas, ten minutes away, takes guests. Staying there is the best due diligence we know.
The developer is With Grace. Their first project, Sanctuary Villas, 11 villas ten minutes away, was built in 15 months, sold out, and is operating today. The founders are Lars, Anders and Laurent; three of the nine villas here are their own homes.
Beyond your walls: the clubhouse on the river, the pool area in the rocks, the spa and its cliffside sauna, the immersive spaces, the fire pit, then a gym, the restaurant and a nine-room guesthouse from 2027. Every one of them shared by nine homes, not nine hundred rooms.
A village, not a resort. The land stays Laplapan's; the architecture follows the place; the paperwork is honest; the proof is already built ten minutes away. Three of the nine villas are the founders' own homes: the surest sign of *intent* we can offer.
The founders' film, Lars, Anders and Laurent on what they're making and why, is being filmed at the village and premieres here.
The contact page has a message form, email, WhatsApp, Instagram and our office address with a map. The fastest route is WhatsApp +62 813 2511 0141, that's Anders, not a call centre. Email works too: anders@wgrace.co.
A photo report arrives monthly while the villas are built. For the build and handover timeline, talk to our team on WhatsApp or by email.
Every for-sale villa pays its own build and its own plot, then a fair share of everything shared (roads, gardens, the river frontage, and the clubhouse), split in proportion to plot size. A bigger plot carries a bigger share; nothing is hidden in the price.
Every dollar figure on the platform converts at a flat 17,000 IDR, the same rate used throughout the sales model, so nothing shifts depending on which currency you're reading.
57% occupancy in the low season, rising to 72% across the five high-season months: 63.25% blended occupancy across the year. The low season already carries a 12-point lift from scheduled retreats; without them it would sit at 45%. We'd rather show the working than promise a number.
Straight from the sales model's own seasonal rates: US$480 a night in high season for a two-bedroom (US$680 for a three), US$400 in low season (US$560 for a three). Resort-comparable, not aspirational; we'd rather under-claim than round up.
Nine lines, each a plain percentage of revenue: management 10%, booking-channel about 6.6% of room revenue, marketing 2%, staff and housekeeping 10%, utilities 6%, maintenance 5%, Indonesia's rental income tax at 10%, a 6% replacement reserve, and 4% for insurance and compliance. 41% of gross revenue clears as net.
Both numbers are measured against what you actually pay, not the build cost: net yield is net operating income divided by the purchase price, and payback is the purchase price divided by that same income.
Every night you keep for yourself has a quiet cost: the income it would otherwise have earned, valued at that season's realized rate, net of the costs an empty night never carries. The returns playground shows the exact number for however many weeks you'd want.
Every night you keep costs the income it would have earned that season, net of what an empty night doesn't cost to run. Move the "your own nights" slider and the returns tiles show your exact number.
The headline is rental income only, compounding at a modest 5% a year. The base case assumes no resale value at all, so we'd rather under-claim than lean on appreciation we can't promise.
Honestly, the 5% a year rent growth is the single biggest assumption behind the 30-year figures; compounded over three decades, it does most of the work. Nightly rates in Bali did come down in 2026, and that's exactly why we model occupancy 13 points below what we're already running, not above it: room left on purpose, not optimism. It's a fair thing to push Anders on when you call.
You choose a palette (Teak & Stone, Pale Timber or River Dark) and the furniture follows it, room by room. Then every single piece is yours to change: sofa, table, rug and lighting, each one your call. The villa is complete without any of it, too.
Yes: at the bottom of the furnishing chapter you can leave your name, and I'll keep your palette and piece choices on this device, and send them straight to Anders on WhatsApp or email. No account, no backend promise, just remembered, and passed along.
The reservation terms, refunds included, are set out in the reservation agreement. For the details, talk to our team on WhatsApp or by email.
That's contract territory, honestly: the reservation and sale agreement sets out exactly what's possible before handover. Best to bring it to the call so Anders can answer precisely, not generally.
Good, twenty minutes, no script. Tell him what you've been looking at and he'll pick up from there.
Honestly, that's not mine to answer. I can hand you the numbers straight, and the model under-claims on purpose, so the truth tends to be kinder than the pitch, but whether it's right *for you* depends on things I don't carry: your timeline, your other options, your appetite for a build in progress. Bring it to Anders: he'd rather earn it than sell it.
Secret Waterfall Village
