The Due Diligence Behind Arya Properties: How Our Own Investment in Sumba Kodi Passed Our Framework First

We didn’t just source this developer. We invested alongside them, before there was a single guest — and we’ve been watching ever since.

Every project we bring to market is measured against the same twelve-point due diligence framework we’ve published in full in our Lombok, Sumba & Sumbawa Investment Market Report 2026. This piece applies it to Arya Properties — the developer behind our own personal investment on Sumba, and now a four-island partner across the corridor we watch most closely.

Stage One: Market Analysis — Why We Were Looking at This Corridor At All

Arya sits on our radar for the same reason any project in this region does: Southeast Asia is one of the fastest-growing tourism and infrastructure corridors in the world, and Sumba, Sumbawa and Lombok specifically sit at an earlier, more attractive point on that curve than Bali — genuine entry-price upside against infrastructure that’s now catching up, not speculation on infrastructure that may never arrive.

Stage Two: The Comparison Report — Why Indonesia, Specifically

Indonesia remains one of the only markets in the region without a fixed foreign-ownership quota ceiling on this kind of asset, structured instead through Hak Pakai right-to-use title, long-term leasehold, or a PT PMA foreign-owned company holding right-to-build title. That’s a structural reason to be here before any single developer or project enters the picture. The full regional comparison is in why investors are choosing Indonesia for property investment.

Stage Three: The Macro Report — Why Sumba, Sumbawa and Lombok, and Why Not Bali

Arya’s footprint also includes two established Bali locations, Uluwatu and Seminyak — real assets that show the brand can compete in Bali’s toughest postcodes. But we’re deliberately not promoting off-plan Bali right now: villa supply there has grown to the point that entry pricing largely reflects Bali’s existing popularity rather than untapped upside, a position we’ve set out in full in where we’re investing in 2026 — and where we’re not. Sumba, Sumbawa and Lombok are a different stage of the same curve: infrastructure maturing fast, pricing that hasn’t caught up yet. That’s where our current Arya recommendations sit, and it’s what this piece focuses on. The full data is in our Lombok, Sumba & Sumbawa Investment Market Report 2026.

Stage Four: Boots on the Ground — Meeting Arya, and Becoming an Investor Ourselves

Arya Properties is led by founder and CEO Petr Hemerka, a Czech entrepreneur whose background is in operating hospitality, not just selling real estate. By Arya’s own account, that traces back to a family hospitality and gastronomy business dating to 1920, prior ventures spanning advertising, EV charging infrastructure and manufacturing, and direct experience operating more than 140 short-term rental properties in Prague. We haven’t independently audited that corporate history — it’s Arya’s own account of itself, not our own primary research — but it’s the kind of build-and-operate background we look for, because running a hospitality asset well after handover is a different skill from building it, and it’s a large part of why we were comfortable going further than we normally do with a new developer.

We first visited Sumba Kodi, Arya’s original project, in 2024, right as it was launching. We liked what we saw enough to put our own money into it, alongside our clients, before the resort had a single guest.

Stage Five: Extra Scrutiny — What We Watched Play Out

Sumba Kodi’s glamping villas — the entry point for our own investment and the earliest buyers — launched at $24,990 in 2024. We watched the tranche sell in real time: as inventory moved, pricing on those same glamping villas climbed to $69,990 by the time it sold out. Those completed glamping villas are now generating $8,800 a year in net income for their owners.

We want to be careful about how that reads. It’s a real, historical result on one specific, now sold-out unit type at Sumba Kodi — not a projection, not a yield we’re quoting for a villa at today’s pricing, and not a guarantee of what any future buyer will earn. Property values and rental performance can fall as well as rise, and past performance is never a reliable predictor of future returns. What it does tell us is that Arya’s numbers held up against real guests and real bookings, not just a spec sheet — which is exactly the kind of evidence our framework is built to wait for before we widen a developer relationship beyond a single project.

From Here: Our Published 12-Point Due Diligence Framework, Applied to Arya

Everything above decided whether Arya earned a closer look at all — and, in our case, our own capital. What happens next is the same twelve-point framework we run on every project in every market — set out in full in our Lombok, Sumba & Sumbawa Investment Market Report 2026 — applied specifically to Arya:

• Financial backing. Arya doesn’t fund construction through a bank facility the way some developers we work with do. Instead, every contract runs on a staged, progress-based payment schedule tied to construction milestones — the mechanism we lean on precisely when bank backing isn’t in the picture, because it means Arya is only ever paid for what has actually been built, not for a promise.
• Management structure. Arya runs its own in-house hospitality arm rather than outsourcing operations to a third party, and it’s already proven out: Sumba Kodi is trading at full occupancy under that same team and operating model, which is what will run every villa across the portfolio going forward.
• Price comparison and the ROI stress test. Covered above — the glamping villa track record at Sumba Kodi is the real-world test our framework asks every developer to pass, reported with the same caution we’d want applied to our own money, because it is our own money.
• Contracts overview. Every Sale and Purchase Agreement is independently reviewed by our legal team on every deal, with zero exceptions. Standard terms across the portfolio: an 80-year leasehold, unrestricted personal use for owners who want to stay in their own villa rather than only ever renting it out, and a 15% management fee on an opt-in management contract for owners who do rent.

The Final Stage: Onboarding With Our Allianz Indemnity Policy, Underwritten at Lloyd’s of London

This is the stage most boutique brokerages skip entirely. Our professional indemnity cover isn’t an off-the-shelf product — the policy is held with Allianz, but the specialist cover itself is tailor-underwritten through Lloyd’s of London specifically for Nest Invest Global, with the underwriters satisfied with our due diligence framework itself as part of what they’re willing to back. In practice, that means a professional insurance market has independently reviewed the process described on this page and been comfortable putting capital behind it, before any Arya buyer is onboarded.

Where This Leaves Arya Properties

Arya earned something we don’t hand out easily: our own capital, ahead of any client’s. Since Sumba Kodi, the partnership has grown to six projects across four islands — Sumba, Sumbawa and Lombok, where our current recommendations sit, plus two established Bali locations that speak to the brand’s pedigree even though we’re not actively sourcing off-plan Bali deals right now. View the current Arya Properties portfolio.

This article describes our internal due diligence process for general information and education. It is not financial, legal, or tax advice, and it does not constitute a recommendation to buy any specific property. Historical pricing and rental income figures describe past performance only and are not a guarantee of future results. Every investment carries risk, and prospective buyers should seek independent professional advice before making any investment decision.

Free buyer’s guide  •  13 pages

Before you buy property overseas, run the twelve checks we run.

The 12-Point Due Diligence Framework: the questions to ask, the documents to request and the red flags that should stop you, with real examples from our own site visits.

Get the free guide