Warren Stokes is presented as the public-facing representative for villa projects marketed by LUX Property Group, the trading identity used by PT Bali Real Estate Investments. Buyers say they paid full purchase prices upfront and are still awaiting delivery, while land-cancellation notices reviewed for this article record payment defaults involving the Jamie McIntyre-owned company.
Buyer Beware – LUX Property Group.
Across LUX Property Group promotions, the person prospective purchasers are invited to contact is Warren Stokes. Marketing material identifies Stokes as head of sales and marketing, a property consultant and a direct contact for Marina Bay City and Nesara Bay. Behind those offers sits PT Bali Real Estate Investments, the Indonesian company owned and directed by Australian Jamie McIntyre.
Buyers say they paid the full purchase price upfront for off-the-plan villas in Bali and Lombok and are still waiting for delivery. Separately, cancellation notices reviewed for this article record PT Bali Real Estate Investments losing rights under specified land agreements after payment defaults. Those two issues now sit at the centre of questions directed to Warren Stokes, Jamie McIntyre and the company.
| WHAT THE DOCUMENTS ESTABLISH
The supplied material establishes two separate facts: purchasers say they paid in full for villas that remain undelivered, and land agreements involving PT Bali Real Estate Investments were cancelled after payment defaults. A purchaser contract must be matched to a parcel number before any specific villa can be definitively linked to a cancelled parcel. |
Warren Stokes: the public-facing front man for LUX Property Group sales
Warren Stokes appears across the company’s marketing material, investor presentations and online sales channels. The supplied promotions describe him as a representative for Nesara Bay and the direct line to Marina Bay’s opportunities. He has also been associated with offers for Gesara Bay City and LUX Seminyak Village.
Jamie McIntyre is identified in the supplied material as the owner and director of PT Bali Real Estate Investments. Warren Stokes is not described as the owner or director; his role is different. He is, however, the public-facing salesman prospective purchasers are directed to, making his representations central to questions about what buyers were told, what land rights existed and when villas would be completed.
Marketing material supplied for this article identifies Warren Stokes as a contact for Nesara Bay and Marina Bay City.
Paid in full before a slab was poured
Buyers describe the offer as an off-the-plan villa in Bali or Lombok at what they were told was a wholesale price – the rate available to an insider rather than a retail purchaser.
The payment structure is critical. Buyers say the full purchase price was payable upfront, rather than against construction milestones. A purchaser paying by milestones retains leverage: when a milestone is missed, the next instalment can be withheld. A purchaser who has paid in full before the first slab is poured has no equivalent leverage. Recovery may then depend on litigation in a foreign jurisdiction, at a cost that can exceed what an individual retail buyer can realistically pursue.
Several purchasers were retirees moving savings into what was presented as a lifestyle asset in a market they did not know well.
One company, several project names
LUX Property Group and LUX Projects Bali are described in the supplied material as trading identities of the same Indonesian entity, PT Bali Real Estate Investments. The company is owned and directed by Jamie McIntyre.
The operation has marketed villas under a succession of project names, including Marina Bay City, Gesara Bay City, Nesara Bay City and LUX Seminyak Village. For buyers, the key issue is not only the project name appearing in an advertisement. It is the legal entity named in the contract, the parcel number, the registered landowner and the developer’s actual rights over that land.
What the land-cancellation notices show
A notice dated 11 April 2026 at Badung, Bali, records a landowner cancelling a lease agreement with PT Bali Real Estate Investments for non-payment. The agreement had been signed in November 2024 and registered with a notary. According to the notice, the agreement allowed the owner to cancel following payment default and provided that the company would retain no rights to the land after cancellation. The company was given one month to vacate.
The payment schedule annexed to that notice sets the total consideration at Rp 4.8 billion. It records three payments totalling Rp 700 million during 2024, followed by two instalments of Rp 2.05 billion each due in January and April 2025 that were not paid. The cancellation was issued the following year.
A second notice, issued by a notary in Mataram, concerns land at Buwun Mas in the Sekotong district of Lombok. It records that PT Bali Real Estate Investments agreed to purchase the parcel under a deed dated May 2025, did not complete payment by the agreed deadline of 3 July 2026, and that the agreement became void, with money already paid forfeited and the original land certificate to be reclaimed by the seller.
The source material also refers to further cancellation notices involving other parcels in Bali and the Nesara Bay City project.
Why the parcel number matters to every buyer
Foreign purchasers generally do not directly hold Indonesian freehold title. Their contractual interest commonly depends on the developer’s own lease, conditional purchase or other land right. If the developer loses that underlying interest, the consequences for a buyer can be severe.
The notices alone do not prove that every LUX Property Group buyer contracted over one of the cancelled parcels. That question must be answered by matching the parcel number in an executed buyer contract with the parcel identified in the cancellation notice. Where a match exists, the buyer may be left with a contractual claim against the developer rather than an enforceable interest in the promised villa or land.
The Badung notice is particularly significant because it states that, on cancellation, the landowner may recover the land together with anything standing on it. That makes title checks and parcel-level verification essential before a buyer pays the full purchase price.
Sold as Seminyak, located in Kerobokan
Susan was buying somewhere to spend the years she had left. She had been diagnosed with cancer and says proximity to a hospital was a condition of her purchase, not merely a marketing feature.
She says she was told the villa was in Seminyak and three minutes from a hospital. According to her account, the property she later located was in Kerobokan, near Kerobokan Prison. Susan has provided a written statement and consented to her account being published. Her surname is withheld at her request.
Complaints and unanswered questions
Purchasers say they have lodged complaints with Indonesian police concerning undelivered properties and money paid. The existence of a complaint is not, by itself, a finding of wrongdoing. It does mean the company, Warren Stokes and Jamie McIntyre face specific questions that require clear answers.
Questions put to Warren Stokes, Jamie McIntyre and PT Bali Real Estate Investments
The following questions were put separately to PT Bali Real Estate Investments, Warren Stokes and Jamie McIntyre:
- Why was the full purchase price payable before construction rather than against independently verified milestones?
- On what basis were buyers told they were purchasing at wholesale prices?
- When and why did the business begin trading as LUX Property Group?
- At the date each villa was sold, what land right did the company hold over the parcel identified in the buyer contract?
- What is the position of buyers whose contracts match parcels covered by cancelled land agreements?
- On what basis was a property described to a purchaser as Seminyak if it was located in Kerobokan?
- What are the current completion dates for each project compared with the dates in purchaser contracts?
- Are buyers who have paid in full but have not received completed villas being offered refunds?
Any substantive response received will be published in full.
What LUX Property Group buyers should ask
I bought off the plan in Indonesia. Do I own the land?
Usually not directly. Foreign nationals generally cannot hold Indonesian freehold title in the same way as an Indonesian citizen. A buyer commonly relies on contractual rights that run through the developer’s lease, conditional purchase or other land interest. The precise answer depends on the contract and title structure.
What is a PPJB?
A PPJB is a conditional sale and purchase agreement used before final settlement. It can bind the parties while conditions remain outstanding, but signing a PPJB is not the same as confirming that the seller already holds registered title or has completed its own acquisition.
What happens if the developer loses the underlying land?
The answer depends on the contract and the land agreement. Under terms like those recorded in the Badung notice, the landowner may recover the land and anything built on it. A buyer may then be left with a contractual claim against the developer rather than a claim to the villa.
How can I check the land position?
Obtain the executed contract and identify the parcel number. An Indonesian lawyer or notary can arrange a current search through the local land office to identify the registered owner, the developer’s interest and any encumbrances. A contract that does not identify a parcel deserves careful scrutiny.
Why does paying the full price upfront matter?
Upfront payment removes the leverage created by milestone instalments. When money is tied to verified construction stages, a buyer can withhold the next payment if progress stops. Money already paid may need to be recovered through negotiation, court proceedings or other legal remedies.
I paid and received nothing. What should I do?
Collect the executed contract, payment records, marketing material, correspondence and a current land search. Obtain independent Indonesian legal advice on default, termination, recovery and any available complaint process. Where the sale was promoted from another country, take advice there as well.
Is a rebrand a warning sign?
Not by itself. However, buyers should understand whether a new trading name sits over the same legal entity, directors, land agreements and undelivered projects. The contract should identify the exact company accepting the buyer’s money and carrying the delivery obligation.
| METHOD AND RIGHT OF REPLY
This article separates buyer allegations from the contents of the supplied land-cancellation notices and does not assume that every purchaser contract relates to a cancelled parcel. PT Bali Real Estate Investments, Warren Stokes and Jamie McIntyre were each invited to answer the questions above. General information in this article is not a substitute for independent legal advice. |
