Discreet luxury in the heart of a wild island
Luxury as simplicity, silence, and place
A low-density, six-hectare estate overlooking ocean, rice fields, and hills. Villas as observatories of nature architecture, landscape, culture in harmony. An emerging destination with high-end potential and scarcity value.
Sumba is a unique Indonesian island, still untouched by mass tourism. Its landscapes alternate between sparkling rice fields, rolling hills, cliffs, and deserted beaches. Here, nature remains intact, and life flows to the rhythm of ancestral traditions. In the west, Nihiwatu Beach has earned the island worldwide recognition. But beyond its beaches, Sumba captivates with its authenticity, its way of life, and its bond with the land.
Rua Beach, a 2.5 km stretch of immaculate white sand, remains free of any construction; Nihiwatu Beach, ranked among the world’s finest, has become iconic thanks to the success of the Nihi resort. This
rarity untouched, beautiful, and wild beaches enhances the island’s appeal for guests in search of discreet luxury and authenticity.
With a sparse population across a vast territory, Sumba retains an intimate and confidential dimension. Here, space is everywhere: in the horizon, in the villages, in the solitude of a beach at sunrise. It is this exclusive character that underpins the value of The Domain of Rua.
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The Sumba people of Indonesia preserve rich traditions through ikat weaving, Marapu ancestral worship, Pasola festivals, and peaked houses, blending spirituality, ritual, and artistry into a unique cultural identity.
Growing global demand for authentic, nature-immersed destinations.
Accessibility proven by established luxury resorts like Nihi via Tambolaka. Limited availability of panoramic coastal sites guarantees long-term exclusivity and sustained property value.
BENCHMARKED, NOT REPLICATED
Inspired by iconic brands like Nihi, Aman, and Zannier proving market demand. Differentiated through cultural depth and landscape storytelling, positioned as poetic luxury with discreet scale and timeless architectural elegance.
A rare, panoramic site across six hectares
West : Sunsets over the Indian Ocean
North : 180° sea panorama at the sunset
East : Rice field at the morning
South : Rolling prairie-like hills
1 h flight from Bali to Tambolaka Airport.
1 h15 transfer by road to the site.
Close to Rua Beach (2.5 km pristine sand) and established highend resorts (Nihi, Lelewatu, Haweri).
Tourism in Sumba shows recovery after the 2020 decline. Domestic visitors rebounded strongly, peaking in 2022, while international arrivals recovered slowly, indicating steady post-pandemic growth driven by local travel.
Graphic statistic tourism
Accessing maps and site location
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“A terraced village shaped by the land”
Communal heart as a contemporary village square.
Orientation : sea to the north, rice fields east, sunsets west, hills south.
Landscape integrated into circulation.
SIZE LAND = 6 HA
Inspired by Sumba’s iconic thatched-roof houses, the architecture reinterprets tradition with clean lines, refined volumes, and green roofs blending into the terrain. Communal areas evoke the Sumbanese village square, hosting lobby, restaurant, spa, and wellness spaces. The design humbly retreats, allowing nature and culture to define the experience.
Architecture here is not a gesture it is a listening.
Listening to the wind that shapes the hills, to the lines of the land that guide the steps, to the silence that gives depth to space.
The project of The Domain of Rua was born from this dialogue between nature and construction. The architecture does not dominate the landscape; it follows its rhythm, its undulations, its pauses. Each villa grows from the ground like a fragment of topography anchored, discreet, inevitable.
The ambition was to design a place that blurs the boundaries between inside and outside, between built form and living environment. Light, air, and vegetation become materials in their own right. Walls frame the view rather than close it. Every space opens toward the horizon, toward the wind, toward the sound of the sea.
The architectural vocabulary is minimal yet rooted in vernacular memory. The project takes inspiration from the traditional Sumbanese village its central gathering space, its orientation, its sense of community and translates these values into a contemporary language of stone, wood, and concrete.
In this reinterpretation, the tall roofs of the ancient houses become horizontal lines; the clustered village becomes a terraced landscape; and the community spirit turns into a new way of inhabiting nature.
The Domain of Rua is not an object placed in the landscape it is a living architecture that coexists with it. A project where architecture becomes a bridge between land and life, between intimacy and immensity, between the essence of Sumba and the universal idea of home.
Colorful grasses and bougainvillea flourish naturally on Sumba’s rocky terrain. Rainwater guided by the land’s contours sustains gardens and rice fields. Using simple, climate-adapted techniques rooted in local agricultural wisdom, the landscape evolves as both a scenic backdrop and a living, self-sustaining ecosystem that harmonizes with the island’s natural rhythms.
Infinity pools open onto the ocean. Fire pits glow at sunset. Guests move between shaded clearings, terraces, and natural pathways, immersed in a landscape that breathes.
The Domain of Rua was born from a vision to reveal the exceptional beauty of Sumba through a project that unites architecture, landscape, and authenticity.
Rather than imposing a resort, the ambition is to create a living domain: a constellation of villas discreetly integrated into the land, each framing the horizon and celebrating the spirit of place.
Sumba remains one of Indonesia’s last preserved territories a land of powerful hills, untamed coastlines, and ancestral traditions. Its unspoiled environment and limited infrastructure make it both a natural sanctuary and a new frontier for refined living. Its proximity to Bali just a one-hour flight away offers a rare balance between accessibility and exclusivity.
The Domain of Rua embodies this vision:
• to respond to the growing demand for high-end experiences rooted in nature and local identity;
• to offer travelers and investors a rare destination combining intimacy, architecture, and landscape;
• to enhance land value through a sustainable, low-density model respectful of the site and its resources.
Conceived as a series of villas scattered along Sumba’s western slopes, the project opens onto panoramic views of the ocean and rice fields. Each villa becomes an observatory of the landscape a calm retreat where contemporary comfort meets the timeless rhythm of nature.
This project is not merely real estate.
It is a belief that luxury can be simple, silent, and deeply grounded in place.
The concrete finish to match the ground color
The old wood tone match the environment
The sirap roof brings rustic warmth, the concrete ceiling blends seamlessly with the earth tone, limestone walls ground the structure in natural texture, while parquet floors add refined organic elegance.
Total number of villas: 43
Total surface : 6,630 m²
Villas 1BR (indoor) – 23 units – 60 m² indoor and 40 m² terrace – Total: 1,380 m² + 920 m²
Villas 2BR (indoor) – 12 units – 90 m² indoor and 60 m² terrace – Total: 1,170 m² + 780 m²
Villas 3BR (indoor) – 5 units – 120 m² + Terrace 60 m² – Total: 600 m² + 350 m²
Villas 4BR (indoor) – 2 units – 150 m² + 90 m² – Total: 300 m² + 190 m²
Villas 5BR (indoor) – 1 unit – 700 m² + 400 m² – Total: 700 m² + 400 m²
“PrivateIntimacymeets communalspirit”
2 - COMMON GUEST AREA
Total surface: 800 m²
Main lobby (semi-open) – 150 m²
Reception & Concierge – 50 m²
Main Restaurant – 200 m²
Bar & Lounge – 100 m²
Boutique / Gallery – 20 m²
Spa & Wellness – 200 m²
Yoga / Meditation space – 80 m²
Gym – 80 m²
Communal Pool – 350 m²
3 – BACK OF HOUSE & STAFF – TECHNICAL
Total surface : 1,530 m²
4 – TECHNICAL INFRASTRUCTURE
Total surface : 1,000 m²
TOTAL BUILT TOP AREA = 10,060 m²
5 – ROADS & UTILITIES (VRD)
Total surface: 3,200 m²
6 – LANDSCAPE & ECOLOGY
Total surface: 40,000 m²
1. Brand & Storytelling : Create a distinctive identity rooted in Sumba’s soul.
2. Architecture & Landscape : Turn place itself into a sensory experience.
3. Experiential Offer : Sell a rare lifestyle, not rooms.
4. Cultural & Sustainable Commitment : Anchor modern luxury in authenticity.
5. Communication : Build selective desirability through crafted narratives.
Evocative name and manifesto sentence expressing vision. Narrative anchored in poetry, serenity, and cultural transmission. Cohesive moodboard: architecture, landscape, materials, photography.
Villas as destinations in themselves. Natural pools, endemic gardens, seamless indoor-outdoor experiences. High-quality visuals (Aman / Nihi / Zannier spirit).
Private chefs, in-villa spa, sunrise yoga. Horse riding, surfing, cultural walks, artisanal workshops. Signature moments (e.g. roaming dinners in the savannah at sunset).
Collaborations with local communities (ikat, carving, landscape). Clear environmental commitments: water, energy, zero plastic. Cultural transmission as core experience, not accessory.
Cinematic photo/video campaigns during construction. Collaborations with storytellers and selective publications (Wallpaper*, AD, Travel+Leisure Asia). Soft launch with ambassadors and creators; poetic, non-commercial tone.
Create emotional photo/video campaign sunset landscape
Create storrytelling about in and out rooms
Phase 1 : Land preparation, infrastructure, landscape base
Phase 3 : Full villa rollout, marketing amplification
Phase 2 : Core villas and communal heart
Phase 4 : Launch and operational refinement
PHASE 1 Foundation
PHASE 2 Formation
PHASE 4 Realization
PHASE 3 Expansion
“A clear, strategic rollout”
NAME POSITION
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NAME POSITION
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NAME POSITION
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NAME POSITION
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THE UNIQUENESS REVEALED
Scarce site with four-axis horizon.
Distinct cultural signature; low-density design. Experiential edge; credible sustainability.
Desirability engine built into architecture & landscape. Balanced access / exclusivity near Bali.
“Scarcity, Aauthenticity & Vision”
Luxury Branded Villa Resort Development West Coast, Sumba Island, Indonesia
Strategic gap between ultra-luxury Nihi Sumba ($1,500-3,500/night) and local boutique offerings ($300-700/night). Target ADR of $900-1,300 addresses underserved premium traveler segment with significant pent-up demand.
Unique 10-bedroom Master Villa created by recomposing two 3-bedroom villas and one 4-bedroom villa, enabling full property buy-outs, private events, and corporate retreats. Projected revenue of $8,000-10,000 per night with minimal incremental operational cost, creating a competitive moat and operational flexibility.
PT PMA SPV structure with clear governance, foreign ownership permitted, and free USD dividend repatriation. Exit-ready as single asset with established operational track record.
Sumba transitioning from remote island to sought-after luxury destination. New airport infrastructure, increasing international flights, and sustained global press coverage driving awareness.
Six Senses-inspired design and operational standards. International-grade FF&E, sustainable practices, and authentic local integration creating differentiated guest experience.
Cost per key of $567k delivers 30% discount to Nihi benchmark while maintaining premium positioning. Conservative underwriting with multiple revenue optimization opportunities.
“Own a share of a living horizon”
By the Architect
Architecture here is not a gesture — it is a listening.
Listening to the wind that shapes the hills, to the lines of the land that guide the steps, to the silence that gives depth to space.
The project of The Domain of Rua was born from this dialogue between nature and construction. The architecture does not dominate the landscape; it follows its rhythm, its undulations, its pauses. Each villa grows from the ground like a fragment of topography — anchored, discreet, inevitable.
The ambition was to design a place that blurs the boundaries between inside and outside, between built form and living environment.
Light, air, and vegetation become materials in their own right. Walls frame the view rather than close it. Every space opens toward the horizon, toward the wind, toward the sound of the sea.
The architectural vocabulary is minimal yet rooted in vernacular memory. The project takes inspiration from the traditional Sumbanese village — its central gathering space, its orientation, its sense of community — and translates these values into a contemporary language of stone, wood, and concrete.
In this reinterpretation, the tall roofs of the ancient houses become horizontal lines; the clustered village becomes a terraced landscape; and the community spirit turns into a new way of inhabiting nature.
The Domain of Rua is not an object placed in the landscape — it is a living architecture that coexists with it. A project where architecture becomes a bridge between land and life, between intimacy and immensity, between the essence of Sumba and the universal idea of home.
Mahmoud Keldi Architect
100 m2 (60 m2 of interior + 40 m2 terrace)
A villa designed for couples or individual stays, with private pool, large terrace open to the landscape, and fluid interiors bathed in light. The ideal balance be- tween intimacy and immersion in nature.
170 m2 (120 m2 of interior + 50 m2 terrace)
Spacious villa, designed for extended stays with family or friends. Three bedrooms with unobstructed views, large living space open to the outside, large shaded ter- race and private pool. Discreet luxury, friendliness and comfort.
130 m2 (90 m2 of interior + 40 m2 terrace)
Family or friendly villa, designed to share friendly moments. Central living room open to the pool, two independent bedrooms, large bay windows on the horizon. A functional and refined setting.
210 m2 (150 m2 of interior + 60 m2 terrace)
The signature villa of the Domain, positioned on the best points of view. Four bedrooms, panoramic terraces, infinity pool. A rare space, suitable for large stays or resale as an “estate villa”.
