SANUR
2.39 مليار روبية/ 32 + 20 years
Cassandra 4 · 1BR villa
Sanur · 1-bedroom villa
- 1 bedroom
- 67 m²
- leasehold 32+20
التفاصيل
SANUR · ID RR-5856
Cassandra 4: two-bedroom villa, 97 m², in Sanur
Two bedrooms, 97 m² and a 112 m² plot: the larger villa at Cassandra 4 in Sanur costs Rp 3.27 bn. The lease is 32 years with a priority 20-year extension. Keys are planned for June 2027.
وحدة في Cassandra 4 · الوحدات المعروضة: 2
- Leasehold 32 + 20 years
- Under construction
- Payment 30/30/30/10
- 2bedrooms
- 97 m²house area
- 112 m²plot
- Leasehold32 + 20 years
العقار
What you get
The senior layout gives two bedrooms in 97 m². The 112 m² plot is ten square meters larger than the one-bedroom's. A second room helps a family, or two guests who want to stay apart.
The house is handed over with the rest of the project in June 2027. After a 30% first payment, installments follow the structure and the interior, and the final 10% waits for the keys.
We assume about Rp 2.5 million a night, an estimate from comparable properties, since Sanur has no direct median for two-bedrooms. Occupancy cases are 30%, 40% and 50%, with 40% as the base. Operating costs take 16% of revenue. The base case leaves roughly Rp 304 million a year, 9.3% of the price.
حساب هذا العقار
عائد Cassandra 4 · 2BR villa: الإجمالي والصافي
The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 2.5 million for a two-bedroom villa near Sanur, with operating costs deducted from revenue.
إجمالي 11.0%≈ 362 مليون روبية سنوياً بإشغال 40% و2.5 مليون روبية لليلة
صافٍ 9.3%≈ 304 مليون روبية سنوياً · الاسترداد خلال ≈ 10.8 سنة
- إيراد الإيجار الإجمالي362 مليون روبية11.0% من السعر · سعر الليلة 2.5 مليون روبية، الإشغال 40%
- Operating costs57.9 مليون روبية16% of revenue
- الصافي لك304 مليون روبية9.3% من السعر · الاسترداد خلال ≈ 10.8 سنة
| الإشغال | الدخل الإجمالي | المصاريف 16% | الصافي | % من السعر | فترة استرداد رأس المال |
|---|---|---|---|---|---|
| 30%cautious | 271 مليون روبية | 43.4 مليون روبية | 228 مليون روبية | 7.0% | 14.4 سنة |
| 40%base | 362 مليون روبية | 57.9 مليون روبية | 304 مليون روبية | 9.3% | 10.8 سنة |
| 50%strong | 452 مليون روبية | 72.4 مليون روبية | 380 مليون روبية | 11.6% | 8.6 سنة |
Base is 40% occupancy under professional management; cautious is 30% and strong is 50%.
من أين الأرقام
- أرقام المطور
- لا تذكر مواد المطور أي عائد، لذلك يعتمد النموذج على بيانات السوق وحدها.
- سعر الليلة
- 2.5 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
- Cassandra 1 · 3BR villa: 9.2% صافٍ بإشغال 54%; Cassandra 1 · 5BR villa: 9.3% صافٍ بإشغال 67%; Sanur VIP Villa · 4BR villa: 8.5% صافٍ بإشغال 80%.
- 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
You hold the villa for 32 years from January 1, 2026, plus a priority 20-year extension that the contract prices and sets out. The steps are a reservation, a PPJB and a notarized lease. Because the PBG is only reported in the materials, we check the number first. The SLF follows the build.
| 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 | 32 + 20 yearsThe 32 years start on January 1, 2026. Cost and conditions of the 20-year priority extension go into your contract. |
| Zoning | Residential R4, per the developerThe developer cites zone R4 from an RDTR extract, and we study what it allows for nightly rental. |
| Building approval (PBG) | PBG, per the developer's materialsBefore the deposit, we compare the PBG number and extract with the project. |
| Developer | Vibe DevelopmentWe check Vibe Development and its completed projects. |
| Certificate of occupancy (SLF) | After constructionWe keep the last payment tied to the SLF, since a rental license needs it. |
| 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 confirmThe agreed furniture and appliance list joins 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 Cassandra 4 · 2BR villa؟
اترك رقمك على واتساب وأرسلها لك اليوم، مع حساب العائد الصافي.
الشروط
جدول دفعات Cassandra 4 · 2BR villa
- First payment30% when the purchase starts, after the document check.
- Structure30% once the structural stage ends.
- Interior30% after the interior works finish.
- HandoverThe last 10% is due when you receive the keys.
The 30/30/30/10 schedule is the developer's most recent one, and we set aside earlier options.
الموقع
الموقع: Sanur · east coast
Sanur offers a seafront promenade and a calm pace on the east coast. Canggu and the Bukit beaches lie a long drive away.
- Ngurah Rai Airport≈ 10 km, straight line
- Seminyak center≈ 8.9 km, straight line
- Ubud Palace≈ 22 km, straight line
- GWK Cultural Park≈ 15 km, straight line
Sanur fits a life by the promenade. Trips to the west coast eat up time.
إجابات مباشرة
أسئلة عن Cassandra 4 · 2BR villa
What does Rise Real Bali charge when I buy the Cassandra 4 2BR?
Nothing. Our commission comes from the developer, and Rp 3.27 bn is your price. The pre-deposit checks are on us: the 32 + 20 lease, zone R4 against RDTR, the PBG number and extract, and the developer entity. You get the findings in writing.
Can I buy the 2BR villa remotely?
Yes. We tour it on Zoom, and a notary acts on your power of attorney. The project is under construction, with handover planned for June 2027. We verify stages on site, and the final 10% goes out against the document pack.
Where do the yield numbers come from?
We use about Rp 2.5 million a night, from comparable properties near Sanur 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 304 million a year, 9.3% of the price, as our estimate and not a guarantee.
العقارات
