ULUWATU · ID RR-5815

Island Palms: two-bedroom villa, 143 m² on a 150 m² plot, Uluwatu

A furnished 143 m² villa with a private pool, two bedrooms and a 150 m² plot, on a 24-year lease with extension, for Rp 4.94 bn. It sits in Uluwatu, and the developer plans handover by the end of 2026.

وحدة في Island Palms

  • Leasehold 24 years
  • Finishing
  • Furnished
  • 2bedrooms
  • 2bathrooms
  • 143 m²villa living area
  • 150 m²plot
  • Leasehold24 years + extension
  • Dec 2026handover

العقار

What you get

One villa out of six: two levels, two bedrooms, two bathrooms and a living room with tall windows. The facade is white with arched openings and a round second-floor balcony, and the pool sits in the yard. The 150 m² plot is small, yet it fits a terrace and a pool without feeling tight.

It suits a couple or a family on holiday, or a guest booking long stays. The 24-year version costs Rp 708 million less than the 49-year one, but its remaining term is much shorter. An investor should count payback over the term with extension, not from the day of purchase.

Our model uses about Rp 2.3 million a night, drawn from comparable two-bedroom villas in Uluwatu. Occupancy runs 55%, 65% and 75%, with 65% as the base. Operating costs take 16% of revenue. The base case nets roughly Rp 459 million a year, 9.3% of the price.

حساب هذا العقار

عائد Island Palms · 2BR villa: الإجمالي والصافي

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 2.3 million for a two-bedroom Uluwatu villa, with management, tax, wear and upkeep deducted from revenue.

إجمالي 11.1%≈ 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 روبية11.1% من السعر · سعر الليلة 2.3 مليون روبية، الإشغال 65%
  • Operating costs87.3 مليون روبية16% of revenue
  • الصافي لك459 مليون روبية9.3% من السعر · الاسترداد خلال ≈ 10.8 سنة
سيناريوهات الإشغال: Island Palms · 2BR villa
الإشغالالدخل الإجماليالمصاريف 16%الصافي% من السعرفترة استرداد رأس المال
55%cautious462 مليون روبية73.9 مليون روبية388 مليون روبية7.9%12.7 سنة
65%base546 مليون روبية87.3 مليون روبية459 مليون روبية9.3%10.8 سنة
75%strong630 مليون روبية101 مليون روبية529 مليون روبية10.7%9.3 سنة

Base is 65% occupancy under professional management; cautious is 55% and 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

This villa comes with 24 years of leasehold and an extension the contract spells out. You reserve, sign a PPJB and register the lease at a notary. The 49-year option exists too and costs Rp 708 million more. We chase the PBG, the zone and the SLF before you pay a deposit.

الملكية والتراخيص: Island 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 term24 years + extensionA 24-year term is short, so we model payback over the extended period. The extension terms go into the lease deed.
ZoningTo confirmWe compare the plot's zone with an RDTR extract before a deposit changes hands.
Building approval (PBG)To confirmThe PBG number and a copy come from the developer, and we hold them in your file.
DeveloperALA · PT Earth Side DevelopmentWe check the company behind the villa and ALA's completed work before the deposit.
Certificate of occupancy (SLF)After finishingWe tie your last payment to the SLF, since no certificate means no rental license.
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 handoverFurnished, per the brochureWe list every furniture and appliance item as 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 Island Palms · 2BR villa؟

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

الشروط

جدول دفعات Island Palms · 2BR villa

  1. ReservationYour deposit takes this villa off the market, in an amount the developer will set.
  2. PaymentFinishing keeps the schedule brief, and we agree the steps for this unit.
  3. HandoverYou pay the balance against the SLF and the full document pack.

No payment plan appears in the brochure. We settle one in the PPJB when our checks end.

الموقع

الموقع: Uluwatu · Bukit

Ocean, cliffs, surf and beach clubs fill the southern tip. Guests who want the sea more than the city drive demand.

Island Palms 2BR: villa with a balcony and a courtyard pool
Uluwatu · Badung · Bukit
  • Padang Padang Beach≈ 3.9 km, straight line
  • Uluwatu Temple≈ 5.2 km, straight line
  • Melasti Beach≈ 3.7 km, straight line
  • GWK Cultural Park≈ 4.4 km, straight line
  • Ngurah Rai Airport≈ 9.8 km, straight line

People come for the ocean, sunsets and surf. Shops and clinics are far, and high-season traffic on Bukit is heavy.

Uluwatu · Bukit · خريطة Google

دليل المنطقة وكل عقاراتها

إجابات مباشرة

أسئلة عن Island Palms · 2BR villa

What does Rise Real Bali charge when I buy the Island Palms 2BR villa?

Nothing. ALA pays our commission and you pay the listed Rp 4.94 bn. Checks before the deposit cost you nothing. For this villa we read the 24-year lease and its extension terms, the RDTR zone, the PBG and the company. We can also compare the 49-year option.

Can I buy this villa without traveling to Bali?

Yes. We run the tour on Zoom and a notary signs for you on a power of attorney. Finishing is underway, with handover stated for the end of 2026. We inspect on site, link the payment to the occupancy certificate and release the final tranche against the documents.

Where do the yield numbers come from?

We use about Rp 2.3 million a night, taken from comparable Uluwatu villas and adjusted for a two-bedroom. The base case assumes 65% occupancy with professional management. Operating costs take 16% of revenue. That nets roughly Rp 459 million a year, 9.3% of the price, as our estimate and not a guarantee.

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