Harmonie, the finished residence
DAY 0 · A FIELD IN SEMINYAK 8°40'S 115°09'E · THE SKY RECORD · PLOT TO RESIDENCE

From raw land to operating asset.

One office in Bali models, designs, develops and runs boutique villa residences. One team, one standard, one set of numbers.

scroll · the sky recorded fourteen months

We don't build villas.
We compose them.

Bee My Guest is a development and operations atelier in Bali. We design like an atelier, build like engineers, and run the numbers like a fund. What you just watched is Harmonie: bare earth to three villas, in fourteen months, by this office.

Talk to François meet the three villas ↓
one residence · three temperaments

The same office composed three villas that share nothing but a wall and a standard.

Harmonie is our proof that creativity is a discipline, not a whim. Three briefs, three languages, one standard of execution. All three operate today, side by side in Seminyak.

stillnessa living still · the heart of soluna

Villa Soluna

zen modern · 4 bedrooms · central garden

Light, curves and a garden the rooms orbit around. A place guests remember.

memorya living still · dusk at the pool

Casa Diplomatico

diplomatic heritage · 4 bedrooms · one pool

A diplomat's pedigree, reframed. A seven-step water purification system, rooms that hold stories, and a past you can feel.

rawnessa living still · the games room

Concrete Serenity

brutalist nature · 4 bedrooms · jungle pool

Cast concrete against wild green, a custom red-felt pool table, a pool the jungle leans over.

Three temperaments, not one style. The promise: your project will sound like you, not like our last one. Built to one standard, ours.

why people invest here

The sunsets start the conversation. The arithmetic, done honestly, still clears almost everything else on earth.

6.95M
foreign arrivals in 2025. A record, up 9.7% in one year.
Australia alone sent 1.63 million. India and China are accelerating. Demand is not the question.
15-20%
the returns advertised in every deck on the island.
Peak season stretched across twelve months, costs quietly absent. Not fabricated. Incomplete.
9-14%
what disciplined, purpose-built assets can target, net of full operating costs.
A compliant, correctly operated villa without a specific edge often lands closer to 4 to 8% net. The gap is the operator.

we do not sell deck returns; we model bankable scenarios · net figures are after full operating costs, before tax, which depends on structure · arrivals: bps bali, 2025 · listings: airdna, 2026

Both sets of numbers are real. The first assumes nothing ever goes wrong. The second is what discipline earns. Our own mandates are underwritten above twelve percent net, or we say not yet. More than eighty-four thousand active listings across the major platforms say both endings are common here. The difference is rarely the island. It is the operator.

sketch your project

Every mandate starts on the back of a napkin. Ours happens to be connected to our operating data.

Set four parameters. The atelier's models do the arithmetic the way we would in person: honest occupancy, full costs, and the courage to say not yet.

3 are15 are
$0.6M$5.0M

Set your parameters, then sketch. The napkin is honest: it knows how to say not yet, and it has seen our real costs.

powered by pricing.v3.2 · our floor, not a brochure
Some owners build for yield; some for family use with disciplined rental income around it. The model changes, the standard does not. A sketch with honest weights, not investment advice and not the memo. The real Go/No-Go runs your land documents, your zoning, your numbers, and ends in a verdict we sign.

villa soluna · a suite at five p.m.
what happens after the ribbon
Most developers hand over the keys and disappear.
We stay. We operate what we compose.

Same office, same hands: pricing, guests, staff, the tax calendar. The light does the staging, day after day. The photograph sells the first night. Operations build the rest.

proof, not promises

One asset, shown without filter. Developed and supervised by this atelier, operated by this atelier, photographed by the sky every month.

Day zero, the bare plotday 0 · the plot
Month three, foundationsmonth 3 · foundations
Month nine, structuremonth 9 · structure
Month fourteen, operatingmonth 14 · operating
harmonie · three villas · one operationoperating snapshot · data verified 6 jul 2026
occupancy · 30d, avg 3 villas
82%
adr
$612
room revenue · 30d, avg
$15,055
guest rating
4.86 / 5 across the collection
pricing model
pricing.v3.2
channels
direct · Airbnb
Booking · Marriott
source: guesty · pricelabs · internal report · 30d windowroom revenue · 13 weeks
Golden hour at Harmonie, guests and staff an ordinary evening at harmonie · the operation, not the brochure
the 2026 milestone

Rp 3.45B of 2026 rental revenue secured by 6 July, already above Harmonie's full-year 2025 result of Rp 3.41B. The second half of the year is now upside, not recovery.

Our internal year-end range, holding ADR discipline through Q4: Rp 4.25B to Rp 4.77B, up 24 to 40 percent on 2025. This is a forecast, not a secured number.

on-the-books revenue as of 6 july 2026, and internal year-end forecast · subject to cancellations, amendments, payment status, month-end reconciliation and h2 pickup

the open books

Real numbers do not travel in public. In a serious first conversation, we open the Harmonie model: the land thesis, build decisions, revenue, operating cost lines, net logic, and what we would do differently. We do not publish private acquisition or build costs online, but we do not hide behind brochure returns either. No deck survives contact with a real P&L.

how we carry a project

One atelier, land to operating asset. The hands that draw it are the hands that run it.

Develop

Land diligence, feasibility on our own operating numbers, design direction, permits, build supervision. Phase one ends in a signed verdict: go, no, or not yet. We kill bad projects early, including our own fee.

Operate

The day it opens, the same office runs it: pricing, guests, staff, the tax calendar. We carry two to three outside mandates at a time, never more.

Comply

The Indonesian paperwork that decides whether an asset compounds or unravels, held current as routine, not rescue.

NIB identity current KBLI 55193 right codes PHR filed monthly ABT wells metered STM guests in 24h KKPR · PBG · SLF before a single guest

Every horror story you have heard on this island ends in the absence of one of these. Most owners learn the letters too late. We hold them so you never have to. In Bali’s next cycle, compliance becomes part of yield.

the mandate board · june 2026

We carry two to three mandates at a time. When we are full, we are full.

Harmonie, Seminyakoperating · our own
Babakan Residencein construction · our own
Ubud Boutique Retreatin development · our own
Babakan Commercialin development · our own
Client mandateconfidential

Client mandates are confidential by default; we show our own work instead. If your project is serious, start the conversation before the next opening. First conversations are open now; the queue is for mandates, not for questions.

the atelier

Seven people, by design. The models price the nights. These are the people who answer at two in the morning.

François

François

Founder & growth strategist

Fourteen years building property ventures from Budapest to Bali. He works on growth, product and technology, so ownership stays smoother, more profitable and more transparent.

Intan

Intan

Finance manager

She runs finance end to end: tax compliance, cashflow, owner reporting. She turns Indonesian regulation into clear numbers, so you watch the portfolio, not the paperwork.

Amar

Amar

Operations manager

He runs the villas day to day, after growing through content, guest experience and coordination. Team, maintenance, service: he holds the standard on site, every stay.

Betty

Betty

HR & people experience

She looks after the people the buildings depend on: hiring, contracts, training, wellbeing. A loyal, motivated crew is what keeps service steady and guests returning.

Lystia

Lystia

Procurement & operations

From linens to project materials, she buys for both operations and development. She negotiates, tracks inventory and times deliveries, so nothing is missing and nothing is wasted.

Sheva

Sheva

Content manager

She makes the images that carry the villas online: shoots, scripts, captions, campaigns. Authentic moments from the houses and Bali, which is how trust is built before arrival.

Ketut

Ketut

Housekeeping & butler lead

Ibu Ketut leads housekeeping and butler service at the residences. Rooms, daily care, breakfast: guests remember her warmth long after they leave, owners trust her consistency.

+ seventeen extended staff, and a trusted Bali bench of architects, builders, artisans, tax and compliance partners. We bring them in when the project needs them, not before.

field notes · by françois 2026 jul 07market intelligence

Is Bali still a good villa investment in 2026?

Yes, but not for lazy money. Demand is real, supply has grown faster than pricing power, and compliance risk is no longer theoretical.

 2026 apr 12compliance

What Peraturan Pemerintah 28/2025 actually means for villa owners

The regulation everyone is forwarding without reading. We read it. Here is what changes for the operator and what does not.

 2026 feb 04field report

Building Harmonie: what we would repeat and what we would not

Fifteen months on site, opened summer 2024. Three things we got right, one contractor decision we would not repeat, and what changes on every mandate since.

 2025 dec 09market intelligence

The 80,000+ listing problem: why Bali's villa market is becoming an operator's market

AirDNA counts more than eighty thousand active short-term rental listings across the major platforms, at roughly 47 percent average occupancy. Supply is not the edge anymore. Compliance, design discipline and operating standards are.

read the full notes ↗ · or ask for any of them in the first conversation

golden hour at harmonie · the arrival
the last argument
Every place on this page exists. Developed and supervised by this atelier. Operated by this atelier.
Until the only thing left to do is arrive.

Talk to François

the first conversation

Bring the land, the number, or just the ambition.

Forty-five minutes with François. Within a week, one page back: go, no, or not yet, with the arithmetic attached. If the project is serious, we open the Harmonie model at the level needed to test the thesis.

No deck required, and a first reply usually within twenty-four hours. Sometimes the answer is no. That is the most useful thing we can tell you.

Talk to Françoisor WhatsApp the project ↗
hello@beemyguest.aijl. raya semer no.12, kerobokan kelod, bali 80361