SANUR · ID RR-5758

Cassandra 1: three-bedroom villa, 121 m², in Sanur

A three-bedroom, 121 m² (≈ 1,300 sq ft) villa in Sanur wraps around a courtyard with a timber deck and a small pool. The lease is 28 years plus a priority 30-year extension, and the house is complete. It costs Rp 7.96 bn.

وحدة في Cassandra 1 · الوحدات المعروضة: 2

  • Leasehold 28 + 30 years
  • Completed
  • Courtyard pool
  • 3bedrooms
  • 121 m²living area
  • Leasehold28 + 30 years
  • Courtyardwith a pool

العقار

What you get

The three-bedroom is the smaller of the two Cassandra 1 types. The house is built around a courtyard: a timber deck, a small pool with loungers, and sliding doors from the living room.

It suits a family or a group of up to six. The enclosed courtyard with a pool sells the villa, and Sanur draws families with its calm sea, a seafront path for cyclists, and schools and clinics close by.

Here's the model. We use Rp 4.4 million a night, our benchmark for three-bedroom villas on the east and south of the island. Occupancy is 54% in the base case, 44% cautious and 64% strong. Operating costs take 16% of revenue. The base case leaves about Rp 733 million a year, 9.2% of the price.

المطور: Vibe Development، كل المشاريع والشروط

حساب هذا العقار

عائد Cassandra 1 · 3BR villa: الإجمالي والصافي

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 4.4 million, with operating costs taken off revenue.

إجمالي 10.9%≈ 872 مليون روبية سنوياً بإشغال 54% و4.4 مليون روبية لليلة صافٍ 9.2%≈ 733 مليون روبية سنوياً · الاسترداد خلال ≈ 10.9 سنة
  • إيراد الإيجار الإجمالي872 مليون روبية10.9% من السعر · سعر الليلة 4.4 مليون روبية، الإشغال 54%
  • Operating costs140 مليون روبية16% of revenue · management, tax, wear and upkeep
  • الصافي لك733 مليون روبية9.2% من السعر · الاسترداد خلال ≈ 10.9 سنة
سيناريوهات الإشغال: Cassandra 1 · 3BR villa
الإشغالالدخل الإجماليالمصاريف 16%الصافي% من السعرفترة استرداد رأس المال
44%cautious711 مليون روبية114 مليون روبية597 مليون روبية7.5%13.3 سنة
54%base872 مليون روبية140 مليون روبية733 مليون روبية9.2%10.9 سنة
64%strong1.03 مليار روبية165 مليون روبية868 مليون روبية10.9%9.2 سنة

The base case assumes 54% occupancy under professional management. Cautious is 44%, strong is 64%.

من أين الأرقام

أرقام المطور
لا تذكر مواد المطور أي عائد، لذلك يعتمد النموذج على بيانات السوق وحدها.
سعر الليلة
4.4 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 44%، وأساسي 54%، وقوي 64%.
المصاريف
16% من الإيراد: المصاريف التشغيلية للعقار.
عقارات مماثلة
Cassandra 1 · 5BR villa: 9.3% صافٍ بإشغال 67%; Sanur VIP Villa · 4BR villa: 8.5% صافٍ بإشغال 80%; Cassandra 4 · 1BR villa: 9.5% صافٍ بإشغال 40%.
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

You hold the villa under a leasehold of 28 years with a priority 30-year extension. A notary registers it after you sign the agreement. Pay in installments or in full for a 3% discount. The PBG and SLF are in progress. We request them in writing, since a rental license can't come before the SLF.

الملكية والتراخيص: Cassandra 1 · 3BR 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 + 30 yearsTwenty-eight years form the base term and the priority extension adds thirty. We calculate the remainder at purchase and secure the extension terms in writing.
ZoningTo confirmThe permitted use of the land is checked against an RDTR extract ahead of your deposit.
Building approval (PBG)In progressThe permit number and an extract are on our request list before the deposit.
DeveloperVibe Development, entity to confirmOur review covers the legal entity and the villas the company has handed over.
Certificate of occupancy (SLF)In progressNo SLF means no rental license, so we keep the last payment until it comes through.
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 specified in an appendix to the contract.
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

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الشروط

جدول دفعات Cassandra 1 · 3BR villa

  1. ReservationA deposit reserves the villa; the amount is still to be set.
  2. InstallmentsThe developer's schedule applies, and we request it for this unit.
  3. Full paymentSettling the whole price at once earns a 3% discount.
  4. HandoverThe last payment waits for the documents and the SLF.

Terms come from the developer. After our checks, the PPJB records the schedule and the discount.

الموقع

الموقع: Sanur · Denpasar

Sanur offers a calm east-coast beach, a seafront path and cafés in a row. For three bedrooms it fits families well, and it won't suit surfers or night owls.

Cassandra 1 3BR: courtyard pool lit up at night
Sanur · Denpasar · Bali
  • Sanur Beach≈ 1 km, straight line
  • Ngurah Rai Airport≈ 12 km, straight line
  • Denpasar center≈ 6.5 km, straight line
  • Nusa Dua (BTDC)≈ 13 km, straight line

Families choose Sanur for a quiet beach and a promenade. There is no surf and no nightlife.

Sanur · Denpasar · خريطة Google

دليل المنطقة وكل عقاراتها

ما القريب

الحي والمحيط

ضمن 1 كم من العقار

  • 100restaurants
  • 66hotels
  • 32cafés
  • 23sights
  • 15shops
  • 11bars
  • 6clinics

الأقرب

  • Global Sehatclinic · 37 m
  • SMP Negeri 9 Denpasarschool · 88 m
  • Grand Palace Sanurhotel · 134 m
  • Savana Villashotel · 166 m
  • The Hub Balirestaurant · 170 m
  • Papa Pizzarestaurant · 204 m
  • Blend Cafe Sanurcafé · 285 m
  • Café Mokacafé · 286 m

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

إجابات مباشرة

أسئلة عن Cassandra 1 · 3BR villa

What does Rise Real Bali charge for the Cassandra 1 3BR?

Nothing. The developer's price is yours to pay, and the developer covers our commission. We fund the checks before a deposit. On this villa they cover the lease and its 30-year priority extension, the zone against RDTR, and the developer's legal entity with the PBG number and a copy.

Can I buy the three-bedroom villa from abroad?

Yes. We tour the villa with you on Zoom, and a notary acts under your power of attorney. We accept the keys for you. The database lists the house as completed, while the paperwork and SLF status wait on the developer. Payment runs by installment or in full with a 3% discount, and the last payment follows the documents.

Where do the yield numbers come from?

The nightly rate of about Rp 4.4 million comes from comparable managed villas in Sanur, adjusted for three bedrooms. Base occupancy of 54% reflects our segment with professional management. Operating costs take 16% of revenue. The figures are Rise Real Bali estimates, not guaranteed income.

Is the 3% discount worth taking?

On Rp 7.96 bn it saves roughly Rp 239 million, so paying in full is worth discussing. The trade-off is that you commit all your money before the SLF arrives. We can hold the last payment until that certificate is in hand, and we write that condition into the contract.

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