Villa construction company in Bali and Lombok: Five-star standard, villa after villa.
Design-and-build for villa and resort developers in Bali, Lombok and NTT. The standard of the hotels and resorts behind us, written into one 41-point plan and signed on every unit.
Drawing: illustrative · Photograph: Nihi Rote — we joined at around 70% complete and delivered most of the finishing works.
- Projects135+completed projects
- Hospitality6hotels and resorts
- The plan41points, one written plan
- Largest site200+workers on our largest resort
AHU-0090493.AH.01.01.2024PT Paradigma Oase Desain, a licensed Indonesian PT
The standard behind every villa.
Hotel and resort work behind us: five-star public areas in Jakarta and an ultra-luxury resort on Rote. That is the standard we write into your programme and sign on every unit.
Nihi Rote: we joined at around 70% complete and delivered most of the finishing works.
01Nihi Rote · pool deck 
02Sari Pacific, Jakarta · lobbyFive-star public areas: onyx-clad columns, marble floors 
03Nihi Rote · pool pavilion 
04Sari Pacific · column detailOnyx cladding, lit and lined through 
05Nihi Rote · hardwood joinery 
06Ascott, JakartaFacade, glazing, porte-cochère and forecourt 
07Nihi Rote · pool villa
Quality you can see
Every joint, on one line.
Stone, timber, louvres and light fittings set to one grid. Our written plan holds tile and stone lippage to 1 mm or less, joinery reveals to ±1 mm and walls to 3 mm flatness over 2.4 m.
Nihi Rote · stone cladding and timber inlay. We joined at around 70% complete and delivered most of the finishing works.
Six non-negotiables.
01. A fixed price.
Fixed-price contract with performance bond and retention as standard.
The risk it removes: The budget creeps. Surprise variations and payments made against dates rather than work.
Sample sheet · illustrative 02. Paid against signed inspections.
Each payment is released when its milestone has been inspected, signed and photographed. Never against a date.
The risk it removes: Money goes out ahead of the work, and the programme slips with nobody accountable.
Rebar and formwork at structure stage. Cover checked before every pour. 03. Variations in writing, first.
Variations documented and approved in writing before any work proceeds.
The risk it removes: Scope drifts. Extras appear on the invoice that nobody approved.
Joinery checked against the finishing sheet before sign-off. 04. One 41-point plan on every unit.
Hold points stop work until inspected and signed. The same 41 points, signed on each one.
The risk it removes: The later villas drift from the show villa that sold the project.
Joinery reveals checked to ±1 mm before sign-off. 05. PBG and SLF, prepared and submitted in the contract.
Site, zoning and legal verification are completed before the design is finalised.
The risk it removes: The permit stalls the project. An unpermitted villa can be stopped.
Aerial view of a Paradigma site at structure stage. 06. Come and inspect. Unannounced.
Client inspection is welcome at any stage of construction, in person or by live video.
Drone view of the site and access road during construction.
41 points, written before we start.
One Inspection & Test Plan across seven stages, from setting out to the twelve-month return visit.
Three kinds of check. Hold: work stops until inspected and signed off. Witness: your architect or engineer is invited to inspect, and the check is recorded either way. Record: a photograph, test result or signed check kept in the project file.
Ask for the full plan 41-point plan (PDF), sent on request
| Setting out, to grid; one project datum | ±10 mm |
|---|---|
| Rebar cover, coastal, before every pour | 40–50 mm |
| Concrete, independent lab cube test | every pour |
| Waterproofing, flood test before tiling | 24–48 h |
| Wall plumb and flatness, over 2.4 m | ≤3 mm |
| Tile and stone lippage, straightedge | ≤1 mm |
| Joinery reveals, flush, grain matched | ±1 mm |
| Service grid, aligned to grid and each other | lined through |
Each payment follows a signed inspection.
Each milestone closes on evidence. When it is in the file, the payment is released. Until then, it is not.
- 01
Drawings and permits
Constructability review, logistics study and phasing opinion within two weeks. PBG and SLF prepared and submitted.
Before mobilisationReview at our cost. Nothing to sign.
- 02
Setting out
±10 mm to grid. One datum for every trade.
Evidence in the fileSet-out photographs, checked to grid.
- 03
Structure
Cover 40–50 mm before each pour. Lab cube test on every pour.
Evidence in the fileCover photographs, cube certificates.
- 04
Wet areas
Flooded 24–48 h before tiling.
Evidence in the fileFlood-test photographs, per unit.
- 05
Finishes
Lippage ≤1 mm, reveals ±1 mm, plumb ≤3 mm over 2.4 m.
Evidence in the fileSigned checks and photographs.
- 06
Handover
Snagging closed before the architect walks. As-builts, O&M manuals, test certificates.
Then6- and 12-month return inspections.
The weekly report is written for the people who funded the build.
- A photo and video update, every week
- A site meeting with minutes and open actions, every week
- An inspection attended by a principal, every month
- A live video walk of any stage, on request
Sell from a villa that has already passed.
We build one villa first, to full specification, and sign it off jointly with your architect against the Inspection & Test Plan. If any part fails, we rebuild it at our cost. Then the other units follow the same sheet.
- First two weeksSend the drawings as they stand. A constructability review, an island logistics and mobilisation study, and a phasing opinion. At our cost, no obligation.
- PrototypeBuilt to full spec. Signed off with your architect, point by point.
- Every unit afterThe same 41 points, signed on each one.
Hotels and resorts, planned around island logistics.
Bali, Lombok and NTT, with hotel work in Java. We plan an island build around the water from the first day, price the hard parts in, and come back after opening: a named defects contact, and return inspections at 6 and 12 months.
Sea windows
Deliveries planned against swell and monsoon from day one.
Staging
Bulk material consolidated on the mainland and landed ahead of the closed months.
Camp
Accommodation, water, power, sanitation and welfare, priced into the works.
Float
Weather contingency sits inside our programme. 200+ workers on our largest resort.
The names on the contract.
A registered PT with named directors, based in Pecatu, Uluwatu. Almost all our work comes by referral.
- Moh. YasinCommissioner
- Muh. Rocco AuliaPresident Director
- Muh. Pasya AlifioDirector
- Rio JacquesStrategic Growth Partner · your first contact
- Company
- PT Paradigma Oase Desain, AHU-0090493.AH.01.01.2024
- Licence
- SBU/SIUJK construction licence
- Insurance
- CAR/EAR construction insurance
- Workers
- BPJS workers’ compensation for every worker
- Tax
- NPWP tax compliance
At a glance
Paradigma Oase in six facts.
- Who
- PT Paradigma Oase Desain, a licensed Indonesian PT (AHU-0090493.AH.01.01.2024) with an SBU/SIUJK construction licence.
- Where
- Based in Pecatu, Uluwatu, Bali. Works across Bali, Lombok and Nusa Tenggara Timur.
- What
- Design-and-build of villas, hotels and resorts, with the PBG and SLF permits prepared and submitted inside the contract.
- Contract
- Fixed price, performance bond and retention as standard. Payment is released against completed, photographed milestones, never against a date.
- Quality
- One written 41-point Inspection & Test Plan on every unit, from setting out to the twelve-month return visit.
- Track record
- 135+ completed projects, including hotel and resort work at Nihi Rote (most of the finishing works), Sari Pacific and Ascott.
Questions developers ask first.
Do you handle the permits?
Yes. A Paradigma design-and-build contract includes preparing and submitting the PBG and the SLF. Site, zoning and legal verification are completed before the design is finalised. We are a licensed Indonesian PT, AHU-0090493.AH.01.01.2024, with an SBU/SIUJK licence, CAR/EAR insurance, BPJS for every worker and NPWP tax compliance.
Will it cost more than you quote?
The contract is fixed-price. Variations are documented and approved in writing before any work proceeds. We’re seldom the lowest tender. Over the life of the building we’re usually the lowest cost, and we’ll show you line by line where the difference goes.
Other builders have finished more villas. Why you?
Don’t take a count from anyone, us included. Ask any builder for the inspection plan they will sign on your fortieth villa. Ours is written: 41 points, the same on every unit. Then ask to see it signed.
What happens after handover?
Internal snagging is closed before your architect inspects, then we walk it together. You receive as-builts, O&M manuals, commissioning and test certificates and transferable warranties. A named contact handles defects, and we return for inspections at 6 and 12 months.
Who carries the risk of delay and default?
A performance bond and retention are standard in our contracts. The weather float for monsoon and sea access sits inside our programme and is absorbed by us. Payment is released against completed milestones with photographic evidence, never against a date.
Our live 6-villa development in Uluwatu runs on the same written standard.
Come and inspect the work. Unannounced.
Or send us the drawings as they stand: we’ll come back inside two weeks, and there’s nothing to sign for that.