New Life Bali: Who Is Behind It, and What Its Lease Terms Actually Say

New Life Bali sells villas in Kedungu, Canggu, Ubud, Uluwatu and Kaba Kaba at prices from IDR 1.2 to 9.7 billion, and describes itself as a developer. On its own website, the counters that would show development activity read zero, no project carries a completion or handover date, and the one listing that states a professional role gives the company as the agent rather than the builder. That is what the public record contains, and for a foreign buyer committing several hundred thousand dollars off-plan, the distance between the claim and the record is the thing to understand before signing.

The company behind the trading name

The brand is a trading name. The legal entity appears once in the company's public material, in the data controller section of its privacy policy, which names PT. Tirta Buana Bali at a registered address in Kuta, Kabupaten Badung. That page states the company is "Registered with the Ministry of Law and Human Rights, Republic of Indonesia," citing the Directorate General of General Legal Administration.

It gives no registration number: no NIB, no AHU reference, no incorporation date. Public searches did not return a registration number, a founding date, a shareholder structure, or any filed director for PT. Tirta Buana Bali. That is a failed search, not a finding: Indonesian corporate records are not comprehensively indexed for free public search, and the absence of a retrievable filing says nothing about whether one exists. A buyer can close that gap in a way a researcher cannot, by asking for the deed of establishment and the NIB and checking the NIB against the OSS system directly.

Agency, developer, or contractor

New Life Bali describes itself differently on different pages. Its About page says: "We operate as a real estate agency, act as developers, and invest in various projects across Indonesia." Its villa development page calls it "an experienced developer with a rich portfolio of completed residential and commercial projects in Bali and Indonesia," and says it provides "general contracting services, managing all aspects of the construction process." Its real estate page calls it "a certified real estate agency and a member of AREBI," the Indonesian real estate association, naming no certificate or membership number.

Those roles carry different obligations. A developer that builds and sells carries delivery risk and permit responsibility; an agency listing another party's project does not, and a buyer who believes they are buying from the builder has misread where the risk sits.

The site does not settle it, and in two places points away from the developer claim. Under "Our Achievements," the About page shows four counters, all zero: Villas Under Construction 0, Off-plan Villas 0, Sport Object 0, Theme Park 0. The Kedungu Lofts studio listing names the project and gives the listing agent, with no developer identified.

The claim of completed projects names no project, location or date, and a FazWaz developer directory entry for the company is unpopulated. Ewa Bereszko, described by Forbes Poland as a co-owner, states on her own site that the company is "our primary development vehicle" and that she and her partner have "completed dozens of villa projects and several hotel developments across multiple Indonesian islands." No named project supports that figure in any source reviewed here. The claim may be accurate; it is not checkable as published.

What "27 years, EXTENDABLE, Freehold" means

The listings page carries twelve properties with terms between 27 and 34 years, each tagged "EXTENDABLE." Eleven are labelled Leasehold. One, Villa Sayang in Kedungu at IDR 9.7 billion, is labelled "Freehold" while showing a term of "27 years" and an "EXTENDABLE" badge.

Those categories cannot both apply, and under Indonesian law a foreign individual cannot hold freehold land. The Forbes Poland report makes the point directly: foreigners cannot buy land outright, the usual lease runs to 30 years, and extension to as much as 90 years is possible only if the landowner agrees.

That conditional is what the "EXTENDABLE" badge does not carry. Extension is a right only when the original agreement grants it on fixed terms, with the renewal price and mechanism written in. If it is merely anticipated, the landowner can refuse at expiry or reprice at whatever the market bears. Anyone paying IDR 9.7 billion on a 27-year horizon should establish which of those the deed describes, reading the notarial lease rather than the badge. Our guide to leasehold against PT PMA structures in Bali sets out the structural choice, and what happens when a Hak Pakai title expires covers the end of term.

None of the twelve listings states a land certificate type or a PBG building permit number, and for an off-plan purchase the PBG is not paperwork to chase later, as buying a Bali villa without one sets out.

One project discloses sales progress. The Kedungu Ocean Villas page describes "this boutique complex of 12 private villas" and says "7 villas are already sold, with just 5 remaining in 2025." On ownership it says only that "Land and construction ownership are structured legally for foreign investors," and its return claim is unquantified: "Estimated ROI from rentals: competitive due to demand and low supply." In Forbes Poland, Bereszko put standard returns at 10 to 12 percent, up to 20 percent on exceptional projects, and about 8 percent on long-term rentals.

Who runs it

The About page lists twelve people, giving Marek Warmuz as "Co-Founder / Director of Sales" and Eunike Kune as "Co-Founder," alongside a chief financial officer, an operational manager and a site supervisor.

Two further principals are named elsewhere and do not appear on that page. Forbes Poland, in a piece by Ewa Karendys published on 20 November 2025, describes Ewa Bereszko as "współwłaścicielka," co-owner, of a Polish development company and real estate agency operating in Indonesia. Adam Piotrowski states on his own website that this is "the real estate development company I co-founded with my wife."

So the roster names two co-founders, while two other people are publicly described as co-owner and co-founder without appearing on it. No source explains the difference, and it may be no more than an out-of-date page. It is still fair to ask about, because whoever answers for a project at handover should be identifiable before the first payment. No filed director of PT. Tirta Buana Bali was retrievable, so every role above is self-reported or press-reported rather than read from a registry filing.

The site names no contractor, architect, engineer, notary or PPAT, legal adviser or management company, despite claiming general contracting services and listing lawyers among its team. The notary and the contractor matter most to a buyer, and both are available on request.

The regulatory backdrop, and what it does not say

No licence action, court case, enforcement notice, zoning proceeding or regulator complaint naming the company or PT. Tirta Buana Bali was found. That is the result of a search, not a clearance.

What is on the record is enforcement in the same areas where it sells, naming other parties or none. On 21 July 2025 demolition began at Bingin Beach, with Bali Governor I Wayan Koster quoted by ABC News saying "These buildings here, none of them have permits" and describing a breach of the area's green-belt designation. On 9 July 2025 Satpol PP Tabanan resealed a villa project at Desa Beraban, Kecamatan Kediri, its head I Gede Sukanada citing suspected breach of Article 104(2) of Perda No. 3 of 2023 on the Tabanan spatial plan, on land inside protected rice-field zones. On 4 March 2026 PancarPos reported an inspection led by I Gusti Nyoman Omardani, chair of Commission I of the Tabanan regional legislature, across Kaba-Kaba, Buwit and Cepaka over alleged permit and river-boundary violations, with Omardani saying buildings proven in breach could be recommended for demolition.

This company is named in none of those reports, which name no development company at all. The relevance is geographic: Villa Bingin sits in Uluwatu, Villa Aurea in Kaba Kaba, and Kedungu falls inside Kecamatan Kediri in Tabanan, a regency whose legislature and enforcement arm were actively inspecting unpermitted villa construction through early 2026. That is a reason to verify a project's own permits, not an inference about these.

What to ask before paying

The verifiable picture is narrow: a named legal entity, a twelve-property book with prices and terms, one dated third-party press mention, and no evidenced completed project, permit number or named contractor in public view. Five documents answer most of it: the deed of establishment and NIB for PT. Tirta Buana Bali; the land certificate for the plot, with its type; the PBG for the building; the draft notarial lease, read for whether extension is a right at a fixed price or only a possibility; and a written statement of who is developer and who is agent on the transaction. Bektu keeps profiles of developer delivery history at bektu.com, and the directory entry here is New Life Bali. A company that produces those five documents has answered the question. One that cannot has told you something too.