ULUWATU
من 5.94 مليار روبية/ بانتظار التأكيد
Amali Luxury Residence
أولواتو · مجمع شقق
- 1–3 غرف نوم
- 77–187 م²
- إيجار طويل الأمد
التفاصيل
ULUWATU · ID RR-5838
Arawa Villas: two-bedroom villa, 106 m², Balangan
At Rp 3.01 bn, this two-story villa in Balangan gives you 106 m², two bedrooms, a private pool and a terrace. The plot is 92–105 m², and the lease is 29 + 30 years. Handover is planned for December 2026.
وحدة في Arawa Villas
- Leasehold 29 + 30 years
- Under construction
- Private pool
- 2bedrooms
- 106 m²house area
- 92–105 m²plot
- Leasehold29 + 30 years
- 2floors
العقار
What you get
This villa is the only layout Arawa Villas has on sale right now. The ground floor covers 51 m² and the upper floor 54 m². The plot is compact, but the pool and the terrace belong to this house alone.
A couple or a small family that wants two separate bedrooms fits the format. The developer puts Balangan Beach five minutes away and Bingin thirteen.
We assume about Rp 2.3 million a night, the median for two-bedroom villas in Uluwatu. Occupancy cases are 30%, 40% and 50%, with 40% as the base. Operating costs come off revenue as one line at 16%. After them you keep roughly Rp 282 million a year in the base case, 9.4% of the price.
حساب هذا العقار
عائد Arawa Villas · 2BR villa: الإجمالي والصافي
The developer quotes a yield of 15% a year and doesn't say what it's based on. Below is our model: a nightly rate of Rp 2.3 million for a two-bedroom villa, with operating costs deducted from revenue.
إجمالي 11.2%≈ 336 مليون روبية سنوياً بإشغال 40% و2.3 مليون روبية لليلة
صافٍ 9.4%≈ 282 مليون روبية سنوياً · الاسترداد خلال ≈ 10.7 سنة
- إيراد الإيجار الإجمالي336 مليون روبية11.2% من السعر · سعر الليلة 2.3 مليون روبية، الإشغال 40%
- Operating costs53.8 مليون روبية16% of revenue
- الصافي لك282 مليون روبية9.4% من السعر · الاسترداد خلال ≈ 10.7 سنة
| الإشغال | الدخل الإجمالي | المصاريف 16% | الصافي | % من السعر | فترة استرداد رأس المال |
|---|---|---|---|---|---|
| 30%cautious | 252 مليون روبية | 40.3 مليون روبية | 212 مليون روبية | 7.0% | 14.2 سنة |
| 40%base | 336 مليون روبية | 53.8 مليون روبية | 282 مليون روبية | 9.4% | 10.7 سنة |
| 50%strong | 420 مليون روبية | 67.2 مليون روبية | 353 مليون روبية | 11.7% | 8.5 سنة |
Base is 40% occupancy under professional management; cautious is 30% and strong is 50%.
من أين الأرقام
- أرقام المطور
- The developer quotes a yield of 15% a year and doesn't say what it's based on. Below is our model: a nightly rate of Rp 2.3 million for a two-bedroom villa, with operating costs deducted from revenue. ننشرها كما أعلنها المطور، ولا تدخل في نموذجنا.
- 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 30%، وأساسي 40%، وقوي 50%.
- 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.
الملكية
الملكية وما تحصل عليه فعلاً
The villa comes with 29 years of leasehold and a 30-year extension that the contract spells out. You reserve, sign a PPJB and register the lease at a notary. The developer's materials show a PBG and an SLF, which we compare against the finished building. The rental license stays on our list.
| Form of ownership | LeaseholdForeigners 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 term | 29 + 30 yearsYour years count from handover, and the extension is set out in the lease deed. |
| Zoning | To confirmWe compare the plot with an RDTR extract before the deposit. |
| Building approval (PBG) | PBG, per the developer's materialsWe check the PBG number and extract against what's going up on the plot. |
| Developer | Arawa DevelopmentsWe review Arawa Developments and the villas it has handed over. |
| Certificate of occupancy (SLF) | Obtained, per the developer's materialsWe verify the certificate itself before you make the last payment. |
| 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 nominee | Not 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 escrow | None, 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 handover | Contents to confirmWhatever the furniture list contains goes into the contract as an 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
هلا، معك جوستي. أرسل لك قائمة الأسعار الكاملة وخطة السداد لـ Arawa Villas · 2BR villa؟
اترك رقمك على واتساب وأرسلها لك اليوم، مع حساب العائد الصافي.
الشروط
جدول دفعات Arawa Villas · 2BR villa
- DepositA 10% deposit secures the villa once the first check is done.
- After due diligence55% of the price falls due after the legal review.
- Monthly installmentsThe developer's note lists three payments of 6.5% for August to October.
- Handover2.5% is due in December, when the keys change hands.
Only 87% of the price is accounted for in the listed payments. The rest, and the dates, go into the PPJB, and we ask which installments are still due.
الموقع
الموقع: Balangan · Uluwatu
The beach side of the Bukit: surf, compact buildings and a drive to big shops and schools.
- Balangan Beach5 min, per the developer
- Dreamland9 min, per the developer
- Bingin13 min, per the developer
- Ngurah Rai Airport≈ 7.2 km, straight line
Balangan sells on the beach and the waves. A scooter or car handles errands.
إجابات مباشرة
أسئلة عن Arawa Villas · 2BR villa
What does Rise Real Bali charge when I buy the Arawa Villas 2BR?
Nothing. The developer pays our commission and you pay Rp 3.01 bn. The checks before the deposit are ours to fund. We read the 29 + 30 lease and its extension clause, compare the zone with RDTR, and request the PBG number, its extract and the company details.
Can I buy the 2BR villa from abroad?
Yes. We run the viewing on Zoom, and a notary works under your power of attorney. We accept the villa on site. Handover is planned for December 2026, and we want the full payment schedule checked against the contract before the deposit. The last payment follows the documents.
Where do the yield numbers come from?
We use about Rp 2.3 million a night, based on comparable Uluwatu properties and adjusted for a two-bedroom villa. The base case assumes 40% occupancy with professional management. Operating costs take 16% of revenue. That leaves roughly Rp 282 million a year, 9.4% of the price. It's our estimate, not guaranteed income.
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التفاصيل
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