Third
Spaces

Institutional-grade, client-side project management for Bali & Lombok. From early definition to final handover, we take responsibility for outcomes, bringing the discipline of US$1B+ global capital programs to villa, hospitality and commercial developments across Indonesia.

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Years delivering capital projects
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Sites delivered across 3 continents
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Phases. One point of accountability
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What We Do

Full-lifecycle services.
One accountable partner.

The same service architecture used by the world's leading project management consultancies — Turner & Townsend, JLL and Cushman & Wakefield — sized for Bali and Lombok, and delivered client-side.

01

Project Initiation & Setup

Governance, execution planning, RACI and reporting frameworks established before a single rupiah is spent.

02

Business Case Development

Feasibility, order-of-magnitude budgets and investment logic that stand up to investor and lender scrutiny.

03

Design Management

Driving architects and engineers from concept to construction documentation — on brief, on budget, on time.

04

Quality & Value Management

Value engineering and quality benchmarks that protect design intent while eliminating waste.

05

Supply Chain Management

Vetted consultant and contractor markets, competitive tendering and procurement strategies built for Indonesia.

06

Contract Management

Contract strategy, negotiation and administration — variations, claims and payment certification controlled.

07

Package Management

Structuring works into procurable, manageable packages with clear interfaces and accountability.

08

Project Controls

Live cost, schedule and risk reporting — a single source of truth, visible to you 24/7 on our client portal.

09

Construction Supervision

Daily site presence, progress verification, safety inspections and contractor performance management.

10

Logistics & Expediting

Import, long-lead procurement and island logistics — expedited so materials never hold your program hostage.

11

Testing, Commissioning & Handover

Systems proven, defects managed, as-builts and warranties delivered, operations teams trained.

12

Project Audits

Independent health checks of live or troubled projects — cost, schedule, contract and governance reviews.

01

Building Consultancy

Strategic guidance across the full lifecycle — feasibility studies, building codes, zoning and sustainability standards for Indonesia.

02

Technical Due Diligence

Land, permits, structure and contractor review before you acquire — know exactly what you're buying.

03

Permits & Approvals

PBG, SLF, environmental and operating approvals — pathways managed daily, not learned on your project.

04

MEP Design Coordination

Mechanical, electrical and plumbing oversight tuned to tropical performance, energy efficiency and reliability.

05

Interior Design & Fit-Out Management

Fit-out delivery that blends international quality standards with Balinese craft and material realities.

06

Design & Build Oversight

Single-point-responsibility delivery models managed on your behalf — streamlined without losing control.

07

Market Entry & Delivery Setup

PT PMA structures, consultant frameworks and delivery platforms for foreign investors entering Indonesia.

08

HSE Advisory & Site Audits

Safety planning, site inspections and compliance reporting to international standards.

09

Investor & Board Advisory

Client-side reporting, capital planning and governance advice for boards, funds and family offices.

A

Owner's Representation

Your independent eyes, ears and voice on the project — solely in your interest, never tied to designer, contractor or supply chain.

B

Core Project Management

End-to-end management of scope, cost, schedule, quality and risk across all four delivery phases.

C

Construction Management

Direct management of trade packages and site delivery where a single general contractor isn't the right answer.

D

Delivery Partner

Embedded, integrated delivery capability for developers and operators running multiple concurrent projects.

E

Portfolio Management / PMC

Programme-level governance, standards and controls across an entire portfolio of assets or sites.

F

Staff Augmentation

Dedicated project resources — from assistant PM to associate director — embedded in your team by the hour.

01

Hotels & Hospitality

Boutique hotels, resorts and branded residences — from land acquisition through soft opening.

02

Villas & Residential Estates

Private villas and villa estates for foreign investors — bankable delivery oversight from afar.

03

F&B & Breweries

Restaurants, beach clubs, taprooms and production facilities — where design, licensing and equipment converge.

04

Wellness, Fitness & Sports

Gyms, bathhouses, spas, pools and performance facilities — a specialty we build for ourselves, too.

05

Retail

High-street retail and lifestyle destinations — location analysis through fit-out delivery.

06

Office & Workspace

Coworking, corporate offices and creative workspace across Bali's emerging business hubs.

07

Mixed-Use Developments

Integrated destinations that combine stay, dine, work and play — governed as one program.

08

Industrial & Infrastructure

Light industrial, logistics and enabling infrastructure, delivered with energy-sector rigor.

Sector playbooks informed by delivery experience across data centers, financial services, healthcare, life sciences, manufacturing and technology programs worldwide.

Our Approach

Four phases.
Zero surprises.

Every mandate follows the same disciplined lifecycle — the structure global institutions use to deliver billion-dollar programs, applied to your project.

  • Business case & client brief
  • Project initiation & setup
  • Project Execution Plan (PEP)
  • Master schedule & milestones
  • Budget & delivery strategy
  • Governance, RACI & reporting
  • Risk register & HSE planning
  • Design management (concept to detail)
  • Quality & value management
  • Supply chain management
  • Consultant & contractor tendering
  • Contract management
  • Permits & approvals (PBG, SLF, environmental)
  • Landlord / authority liaison
  • Construction supervision
  • Project controls (cost, schedule, risk)
  • Package management
  • Logistics & expediting
  • Variation & claims management
  • Payment certification
  • Safety inspections & reporting
  • Testing, commissioning & handover
  • Defects liability management
  • As-builts, O&Ms & warranties
  • FM training & transition
  • Final account & retention release
  • Project audits & lessons learned
Owner's Representation
Core Project Management
Construction Management
Delivery Partner
Portfolio Management / PMC
Featured Projects

We don't just manage.
We build our own.

Third Spaces runs its own developments through the exact same governance system we sell — charters, PEPs, risk registers, master schedules and live reporting. Proof, not promises.

Flagship · Pre-development

The Line Bali

Seseh, Bali · Private Members' Club & Residences

A private members' club built around five verticals: performance training, a bathhouse and recovery program, a listening library and bar, food and beverage led by Michelin-starred chef David Myers, and a rooftop pool and events deck. Eighteen members-only residences share the campus.

40 areSeseh-Munggu site
18Members-only residences
2029Target opening
Program statusPre-development
  • Governance in place from day one: charter, PEP, RACI, master risk register and budget tracking
  • Forward land acquisition through a PT PMA, gated on title, HGB pathway and zoning diligence led by Indonesian counsel
  • Independent market and feasibility assessment to be commissioned ahead of design
  • Advisory board includes former leaders from Soho House and The Ned
Own Development · Delivery Lead

Seseh Brewery

Seseh, Bali · Craft Beer Taproom & Beer Garden

A craft-beer taproom, kitchen and beer garden on a 1,000 m² site on Jalan Raya Seseh, with house beer brewed off-site by a licensed Bali brewer and the venue run by its own team. Third Spaces leads delivery from business case to handover.

1,000 m²Leased site to 2035
Late 2027Target opening
6-stageGovernance system
Program statusDesign Development
  • Site secured on a fully prepaid lease to 2035, with title, zoning and topographic survey checked in 2025 and an extension to 2055 being documented
  • Business case, market study and financial model completed before commitment
  • Corporate structuring and lease strategy managed in-house
  • Concept brief and order-of-magnitude budget under formal document control
  • Full governance stack: project charter, PEP, RACI, communications plan and master risk register
Technology & Delivery

A live command center
for your capital.

Every mandate runs on a professional delivery stack, the same category of tools global institutions use to govern billion-dollar programs, sized for Bali and Lombok. One transparent system, so you always know exactly where your project and your money stand.

The Third Spaces Client Portal

Your project, open 24/7.

Independence means little without transparency. On every engagement we stand up a live client portal that gives you and your investors a single source of truth on progress, cost and risk, from anywhere in the world. No chasing updates, no version confusion, no surprises at handover.

•Project Charter •RACI •Risk Register •Live Budget Tracker •Master Schedule •Permits · PBG / SLF •Monthly Reporting

Owner-side project & cost controls

The construction system of record on every build
INGENIOUS.BUILD
Owner-first construction management. Budgets, commitments, change orders, contracts, RFIs and submittals, with portfolio-level financial dashboards built for developers running capital across multiple projects.
Under evaluation
Procore
The industry standard for construction delivery. Drawings, RFIs, submittals, cost and site records, deployed per project and inside contractor environments.
Deployed per project
Primavera P6 & MS Project
Critical-path programming and master scheduling for complex, multi-package delivery, the same tools used on major capital programs.
Deployed per project

Document control & site tools

Drawings, records and the shared data room
Bluebeam Revu
Drawing review, markups, takeoffs and site-issue tracking, the standard tool for reading and redlining construction documents.
Deployed per project
Microsoft 365 & Google Workspace
Document control, correspondence and the secure shared data room that every mandate is built on.
Core platform
Smartsheet
Schedule and controls tracking with automated workflows, deployed as a flexible reporting layer where a project calls for it.
Deployed per project

The AI frontier we're bringing to Bali

Evaluated now, deployed where the project earns it
Togal.AI
AI plan reading and quantity takeoff. Faster, more consistent measurement drawn straight from the plans.
Under evaluation
ALICE Technologies
Generative construction scheduling that tests thousands of build sequences to protect time and cost before ground breaks.
Under evaluation
Buildots
AI site-progress monitoring that compares reality on site against the plan, automatically, so slippage is caught early.
Under evaluation

Right-sized, never for show. We match every tool to the scale of the project. Institutional platforms where they earn their keep, lean and fast where they do not, and always a system your team and ours can actually use on the ground in Indonesia.

The Third Spaces Advantage

Why clients choose
Third Spaces.

Independence

No ties to any contractor, designer or supply chain. Every recommendation serves your outcome, your budget and your timeline — nobody else's.

Certainty of Outcome

Project management that brings certainty and drives performance — cost, schedule and risk controlled through disciplined governance from day one.

Data-Driven Insight

A live client portal on every mandate — charter, RACI, risk register, budget tracker and Indonesian permits tracker, visible to you 24/7 from anywhere.

Global Standards, Local Delivery

Fortune 500 delivery discipline — CBRE, JLL, Halliburton — incorporated as a PT PMA and permanently on the ground in Bali.

Indonesia-Fluent

PT PMA structures, PBG/SLF permit pathways, contractor market rates and the realities of building on Bali and Lombok — managed daily, not learned on your project.

One Point of Accountability

We align investors, consultants and contractors around clear goals — and take responsibility for the outcome, from early definition to final handover.

Where We Work

Bali & Lombok.
Deliberately focused.

Two islands, one delivery team, total market fluency. We stay close enough to walk your site — because remote project management isn't project management.

BALI LOMBOK SESEH Canggu Uluwatu Ubud Kuta Lombok Selong Belanak
  • Seseh — our home base. Headquartered on the coast where Bali's next decade is being built, including our own flagship projects.
  • Greater Canggu & Bukit. Villas, members' clubs, F&B and hospitality across Bali's highest-velocity development corridors.
  • Ubud & the interior. Wellness retreats, boutique resorts and estate projects in Bali's cultural heartland.
  • Lombok & the Gilis. South-coast resort and villa development from Kuta to Selong Belanak — Indonesia's next frontier, one strait away.
Start a Conversation

Building in paradise shouldn't feel like a gamble.

Tell us about your site, your vision and your budget. We'll come back with a straight-talking view on feasibility, delivery strategy and fees, usually within 48 hours.

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Every engagement is scoped to the project. Fees are shared on request, benchmarked to international PM consultancy rates for Indonesia.