Yeah, those guaranteed return promises can be misleading. Real talk: off-plan investment villas in Bali can deliver great returns, but 12-15% isn't automatic — it depends on location, management, and market conditions. I've got two villas in Seminyak and Canggu, actual returns are more like 8-10% net after all expenses (management, maintenance, taxes). Still better than most global markets though. The catch with off-plan is you need to wait 12-24 months for completion, your money is tied up during construction. Also, some developers overpromise on rental yields based on peak season rates, but occupancy fluctuates. Check Bali Best Investment's platform — they have honest reviews and actual rental data from completed projects by the same developers. My advice: focus on location (proximity to beach, cafes, coworking spaces matters), quality of build (cheap villas fall apart in tropical climate), and realistic management plans. Off-plan gives you the best price entry, but pick your developer carefully.