NUSA DUA · ID RR-5667

Harbor Villa: two-bedroom villa, 48 m², in Benoa

This two-story villa packs two bedrooms into 48 m² on a 90 m² plot, with a corner-sofa living room, a kitchen and a dining area downstairs. The leasehold runs 29 years 11 months plus 30. It sells for Rp 3.01 bn, and handover is November 2026.

وحدة في Harbor Villa

  • Leasehold 30 + 30 years
  • Under construction
  • Two bedrooms
  • 2bedrooms
  • 2bathrooms
  • 48 m²house size
  • 90 m²plot
  • Leasehold30 + 30 years

العقار

What you get

Downstairs sit the living room, kitchen and dining area. Upstairs are two bedrooms with fitted wardrobes. Floor-to-ceiling windows bring in light, but the floor area is modest.

The format suits a couple or two friends. A family with children would find it tight, and we say so up front.

We use Rp 2.0 million a night, in line with two-bedroom villas in Nusa Dua but trimmed because the house is only 48 m². Occupancy is 45% in the base case, 35% cautious and 55% strong. Operating costs take 16% of revenue. The base case leaves about Rp 281 million a year, 9.3% of the price.

حساب هذا العقار

عائد Harbor Villa · 2 bedrooms: الإجمالي والصافي

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 2.0 million, with operating costs deducted from revenue.

إجمالي 11.1%≈ 334 مليون روبية سنوياً بإشغال 45% و2.0 مليون روبية لليلة صافٍ 9.3%≈ 281 مليون روبية سنوياً · الاسترداد خلال ≈ 10.7 سنة
  • إيراد الإيجار الإجمالي334 مليون روبية11.1% من السعر · سعر الليلة 2.0 مليون روبية، الإشغال 45%
  • Operating costs53.5 مليون روبية16% of revenue · management, tax, wear and upkeep
  • الصافي لك281 مليون روبية9.3% من السعر · الاسترداد خلال ≈ 10.7 سنة
سيناريوهات الإشغال: Harbor Villa · 2 bedrooms
الإشغالالدخل الإجماليالمصاريف 16%الصافي% من السعرفترة استرداد رأس المال
35%cautious260 مليون روبية41.6 مليون روبية218 مليون روبية7.3%13.8 سنة
45%base334 مليون روبية53.5 مليون روبية281 مليون روبية9.3%10.7 سنة
55%strong409 مليون روبية65.4 مليون روبية343 مليون روبية11.4%8.8 سنة

The base case assumes 45% occupancy under professional management. Cautious is 35%, strong is 55%.

من أين الأرقام

أرقام المطور
لا تذكر مواد المطور أي عائد، لذلك يعتمد النموذج على بيانات السوق وحدها.
سعر الليلة
2.0 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 35%، وأساسي 45%، وقوي 55%.
المصاريف
16% من الإيراد: المصاريف التشغيلية للعقار.
عقارات مماثلة
NAI Villa V4M: 10.0% صافٍ بإشغال 59%; Ramada Home-room: 10.1% صافٍ بإشغال 53%; EDEM II · فيلا كوندو 33 م²: 9.9% صافٍ بإشغال 42%.
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 of 29 years 11 months, extendable by 30 years under terms that go into your contract. A notary registers the lease after you sign. The PBG and SLF are in progress, and the SLF has to exist before the rental license (NIB). Remaining years run from handover.

الملكية والتراخيص: Harbor Villa · 2 bedrooms
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 term30 + 30 yearsYears left count from handover rather than purchase, and the contract records the 30-year extension.
ZoningTo confirmThe zone is missing from our database, so we get an RDTR extract before a deposit.
Building approval (PBG)In progressThe permit number and an extract are on our request list ahead of the deposit.
DeveloperBaliRayOur review covers the company and the buildings it has handed over.
Certificate of occupancy (SLF)In progressA rental license can't exist without an SLF. We link your tranches to build stages for that reason.
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 handoverPackage to confirmA contract appendix lists the furniture and appliances.
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 Harbor Villa · 2 bedrooms؟

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

الشروط

جدول دفعات Harbor Villa · 2 bedrooms

  1. ReservationA deposit holds the villa; we're confirming the amount.
  2. Construction stagesPayments follow finished stages, on a schedule we ask for.
  3. HandoverYou pay the last installment against the full documents.

Since no payment plan is published, the PPJB will carry the schedule we negotiate.

الموقع

الموقع: Benoa · Nusa Dua

Benoa is the working side of the Bukit, near the port and Nusa Dua. The airport sits close, resorts are minutes away and the sand is a drive.

Harbor Villa 2BR: pair of villas glowing at dusk
Nusa Dua · Badung · Benoa, Kuta Selatan
  • Ngurah Rai Airport≈ 6.7 km, straight line
  • GWK Cultural Park≈ 4.2 km, straight line
  • Jimbaran Bay Beach≈ 4.7 km, straight line
  • Seminyak center≈ 12 km, straight line

A short airport run is the draw. A beach next door isn't on offer.

Benoa · Nusa Dua · خريطة Google

دليل المنطقة وكل عقاراتها

إجابات مباشرة

أسئلة عن Harbor Villa · 2 bedrooms

What does Rise Real Bali charge for the Harbor Villa 2BR?

Nothing. You pay the developer's price, and the developer covers our commission. Pre-deposit checks are on us. For this villa we read the lease and extension clause, check the zone against RDTR since our records don't show it, and ask for the developer's entity, the PBG number and a copy of the permit.

Can I buy the 2BR villa without visiting Bali?

Yes. You view it on Zoom, and a notary acts under your power of attorney. We take the villa over for you at handover in November 2026. We request the payment schedule, link it to construction and inspect each stage on site. The final payment follows the documents.

Where do the yield numbers come from?

The nightly rate of about Rp 2.0 million comes from comparable villas in Nusa Dua, adjusted down for a 48 m² house. Base occupancy of 45% reflects our segment with professional management. Operating costs take 16% of revenue. It's a Rise Real Bali estimate, not guaranteed income.

Is 48 m² enough for two bedrooms?

For a couple or two friends, yes: two floors keep the bedrooms apart from the living space. For a family with children it's tight. The 90 m² plot gives some outdoor room. We send the floor plans so you can judge the room sizes before you reserve.

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