ULUWATU · ID RR-5800

Anjuna Palms: two-bedroom villa, 127.5 m², in Uluwatu

A two-bedroom villa of 127.5 m² (≈ 1,375 sq ft) at Anjuna Palms in Uluwatu has a courtyard pool, a double-height living room and a stone wall. The lease runs 28 years to 2054, plus a 20-year extension. The price is Rp 4.96 bn.

وحدة في Anjuna Palms

  • Leasehold 28 + 20 years
  • Completed
  • Courtyard pool
  • 2bedrooms
  • 127.5 m²living area
  • Leasehold28 + 20 years
  • Courtyardwith a pool

العقار

What you get

This is the only Anjuna Palms unit on sale: two bedrooms and 127.5 m², with a courtyard, a pool and a stone wall. The living room rises two floors, and a staircase leads up to the bedrooms.

A couple or two couples will book it for surf, beaches and sunsets, since the ocean is close. Uluwatu rents unevenly through the year, so we pick the rate and occupancy with that in mind.

Here's the model. The nightly rate is Rp 2.3 million, our benchmark for two-bedroom villas in Uluwatu. Occupancy is 65% in the base case, 55% cautious and 75% strong. We deduct 16% of revenue for operating costs. The base case leaves about Rp 459 million a year, 9.3% of the price.

حساب هذا العقار

عائد Anjuna Palms · 2BR villa: الإجمالي والصافي

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 2.3 million, with operating costs deducted from revenue.

إجمالي 11.0%≈ 546 مليون روبية سنوياً بإشغال 65% و2.3 مليون روبية لليلة صافٍ 9.3%≈ 459 مليون روبية سنوياً · الاسترداد خلال ≈ 10.8 سنة
  • إيراد الإيجار الإجمالي546 مليون روبية11.0% من السعر · سعر الليلة 2.3 مليون روبية، الإشغال 65%
  • Operating costs87.3 مليون روبية16% of revenue · management, tax, wear and upkeep
  • الصافي لك459 مليون روبية9.3% من السعر · الاسترداد خلال ≈ 10.8 سنة
سيناريوهات الإشغال: Anjuna Palms · 2BR villa
الإشغالالدخل الإجماليالمصاريف 16%الصافي% من السعرفترة استرداد رأس المال
55%cautious462 مليون روبية73.9 مليون روبية388 مليون روبية7.8%12.8 سنة
65%base546 مليون روبية87.3 مليون روبية459 مليون روبية9.3%10.8 سنة
75%strong630 مليون روبية101 مليون روبية529 مليون روبية10.7%9.4 سنة

The base case assumes 65% occupancy with a professional manager. Cautious is 55%, strong is 75%.

من أين الأرقام

أرقام المطور
لا تذكر مواد المطور أي عائد، لذلك يعتمد النموذج على بيانات السوق وحدها.
سعر الليلة
2.3 مليون روبية، تقديرنا للمنطقة: بناءً على عقارات مماثلة في المنطقة تُدار باحتراف، مع تعديلها بحسب نوع العقار ومساحته ومستوى التشطيب.
نسبة الإشغال
بلغ متوسط إشغال فنادق بالي 73.2% في 2025 (Horwath HTL / C9 Hotelworks). للعقارات المؤجرة عبر شركة إدارة محترفة نحسب ثلاثة سيناريوهات: متحفظ 55%، وأساسي 65%، وقوي 75%.
المصاريف
16% من الإيراد: المصاريف التشغيلية للعقار.
عقارات مماثلة
AZORIA Solea: 9.7% صافٍ بإشغال 55%; AZORIA Imperio: 10.1% صافٍ بإشغال 60%; AZORIA Cabana: 10.0% صافٍ بإشغال 49%.
التقارير والبيانات
Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (مارس 2026); Colliers — Bali Hotel Market Report Q2 2026; تقريرنا عن سوق بالي 2026; عائد الفلل في كانجو وبيريرينان.

هذا تقدير من Rise Real Bali، وليس ضماناً للدخل. نعيد حساب سعر الليلة والإشغال لوحدتك ولشركة الإدارة التي تختارها؛ وبيانات العقار من مواد المطوّر. منهجيتنا وما لا نضمنه مشروحان في المعلومات القانونية.

اطلب الحساب عبر واتساب

الملكية

الملكية وما تحصل عليه فعلاً

The villa is a leasehold. The 28-year base term runs to 2054, and a 20-year extension follows. You sign the agreement, a notary registers it, and the rest is paid against the document pack. The house is finished, yet we're confirming the PBG and SLF. We pass you those numbers before you reserve, since the rental license hangs on them.

الملكية والتراخيص: Anjuna Palms · 2BR villa
Form of ownershipLeaseholdForeigners can't hold freehold (Hak Milik) in their own name. The legal routes are leasehold, a right-to-use title (Hak Pakai) for residents with a stay permit, and a foreign-owned company (PT PMA) holding a right to build (HGB).
Lease term28 + 20 yearsTwenty-eight years run to 2054. From your purchase date we calculate the remainder and secure the extension in writing.
ZoningTo confirmPermitted use of the plot is verified with an RDTR extract before you put down a deposit.
Building approval (PBG)To confirmWe ask the developer for the permit number and a copy.
DeveloperKaluna development, entity to confirmOur review covers the company that built the villas and its earlier handovers.
Certificate of occupancy (SLF)To confirmRental licensing needs an SLF. The developer gives us its status in writing before a deposit.
Short-term rental license (NIB)To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). Until this property gets its license, we model long-term rental only.
Indonesian nomineeNot usedPutting the property in a local person's name is a criminal risk under Perda 4/2026, and you can lose the asset in a dispute. We don't handle these deals.
Developer escrowNone, the market works without itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handoverTo confirmFurniture and appliances are listed in a contract appendix.
Before you pay a deposit, we check the land, the permits and who is selling, then hand you a written report that lists anything still open.
Gusti Ayuوسيطة عقارية · Rise Real Bali
على واتساب

هلا، معك جوستي. أرسل لك قائمة الأسعار الكاملة وخطة السداد لـ Anjuna Palms · 2BR villa؟

اترك رقمك على واتساب وأرسلها لك اليوم، مع حساب العائد الصافي.

الشروط

جدول دفعات Anjuna Palms · 2BR villa

  1. ReservationA deposit holds the villa; we're confirming the amount.
  2. PaymentsNo published schedule exists, so we request one for this villa.
  3. HandoverYou settle the last payment when the full documents are in hand.

Because the developer shows no payment plan, the PPJB will carry the order we negotiate after due diligence.

الموقع

الموقع: Coast · Uluwatu

This stretch of Uluwatu is all surf, beaches and sunsets, which is what a two-bedroom guest comes for. Dinner on the cliffs is close; the airport is not, at roughly 40 minutes.

Anjuna Palms 2BR: rows of villas with dark roofs and the ocean beyond
Uluwatu · Badung · Bukit
  • Suluban Beach (Single Fin)≈ 1 km, straight line
  • Padang Padang Beach≈ 1 km, straight line
  • Uluwatu Temple≈ 2 km, straight line
  • Ngurah Rai Airport≈ 11 km, straight line

A couple arrives for the waves and the dusk. Cliffside dinners are near, and the airport is far.

Coast · Uluwatu · خريطة Google

دليل المنطقة وكل عقاراتها

ما القريب

الحي والمحيط

ضمن 1 كم من العقار

  • 85hotels
  • 45restaurants
  • 11cafés
  • 10shops
  • 6sights
  • 6spas
  • 3bars

الأقرب

  • Suka Espressocafé · 15 m
  • La Baracca Uluwatu 10restaurant · 32 m
  • Dnailbar Spaspa · 39 m
  • Tabubar · 40 m
  • The Temple Bar & Grillrestaurant · 52 m
  • Little Cape Townhotel · 75 m
  • Surfside Villas Uluwatuhotel · 91 m
  • District6restaurant · 111 m

الأماكن والمسافات: بيانات OpenStreetMap، © مساهمو OpenStreetMap. المسافات بخط مستقيم من العقار.

إجابات مباشرة

أسئلة عن Anjuna Palms · 2BR villa

What does Rise Real Bali charge on the Anjuna Palms 2BR?

Nothing. The developer's price is the price you pay, and the developer covers our commission. We pay for the checks that come before a deposit. On this villa we go through the lease to 2054 and its extension, compare the zone with RDTR, and ask for the developer's entity, the PBG number and a copy.

Can I buy this two-bedroom villa from abroad?

Yes. You see the house on Zoom, and a notary with your power of attorney signs. We take it over for you. It's marked completed, though the PBG and SLF status is still with the developer. There's no published schedule, so we request one for the unit and release the final payment against the documents.

Where do the yield numbers come from?

We take a nightly rate near Rp 2.3 million from comparable managed villas in Uluwatu and adjust it for two bedrooms. Base occupancy of 65% reflects our segment with professional management. Operating costs take 16% of revenue. This is a Rise Real Bali estimate, not guaranteed income.

Can I rent the villa out nightly right now?

Not yet. A nightly rental license (NIB) needs a valid SLF, and we're confirming its status with the developer. Until you hold the license, we model long-term rental only. We report both documents to you in writing before any deposit leaves your account.

العقارات

عقارات مشابهة

شاهد كل العقارات ←