PECATU
من 8.85 مليار روبية/ 21 years + 22 years
Keluoli Villas Bingin
Pecatu · Villa
- 3 bedrooms
- 187 m²
- leasehold 21+22
التفاصيل
PECATU · ID RR-5695
Keluoli Villas Bingin: three-bedroom villa, 187 m² on a 300 m² plot, Pecatu
Rp 8.85 bn buys 187 m² of house, three bedrooms and a pool on a 300 m² plot near Bingin. The land sits in a tourism zone. The lease runs 21 + 22 years, and a priority extension covers the second stretch.
وحدة في Keluoli Villas Bingin
- Leasehold 21 + 22 years
- Private pool
- Tourism zone
- 3bedrooms
- 187 m²villa living area
- 300 m²plot
- Leasehold21 + 22 years
- Nov 2025handover in the developer's materials
العقار
What you get
The project's only villa: 187 m² of house on 300 m² of land. A high timber gable roof with a glazed front tops the building, and a paved courtyard sits ahead of it. The pool follows the garden, and the living room opens to it through a glass wall.
Three bedrooms, an open living area and a kitchen with an island suit a group of friends or a family, for holidays and long stays. The base lease of 21 years 3 months lowers your exit price, so we run the numbers over the term with the extension. The materials leave out the furniture list.
Our model takes about Rp 3.3 million a night, from comparable three-bedroom villas on the southern Bukit, since Pecatu itself has almost none. Occupancy cases are 70%, 80% and 90%, with 80% as the base. Operating costs are 16% of revenue. The base case nets about Rp 803 million a year, 9.1% of the price.
حساب هذا العقار
عائد Keluoli Villas Bingin · 3BR villa: الإجمالي والصافي
The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 3.3 million for a three-bedroom villa on the southern Bukit, less management, tax, wear and upkeep.
إجمالي 10.8%≈ 956 مليون روبية سنوياً بإشغال 80% و3.3 مليون روبية لليلة
صافٍ 9.1%≈ 803 مليون روبية سنوياً · الاسترداد خلال ≈ 11.0 سنة
- إيراد الإيجار الإجمالي956 مليون روبية10.8% من السعر · سعر الليلة 3.3 مليون روبية، الإشغال 80%
- Operating costs153 مليون روبية16% of revenue
- الصافي لك803 مليون روبية9.1% من السعر · الاسترداد خلال ≈ 11.0 سنة
| الإشغال | الدخل الإجمالي | المصاريف 16% | الصافي | % من السعر | فترة استرداد رأس المال |
|---|---|---|---|---|---|
| 70%cautious | 837 مليون روبية | 134 مليون روبية | 703 مليون روبية | 7.9% | 12.6 سنة |
| 80%base | 956 مليون روبية | 153 مليون روبية | 803 مليون روبية | 9.1% | 11.0 سنة |
| 90%strong | 1.08 مليار روبية | 172 مليون روبية | 904 مليون روبية | 10.2% | 9.8 سنة |
The base case is 80% occupancy under professional management, 70% is cautious and 90% is strong.
من أين الأرقام
- أرقام المطور
- لا تذكر مواد المطور أي عائد، لذلك يعتمد النموذج على بيانات السوق وحدها.
- سعر الليلة
- 3.3 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 70%، وأساسي 80%، وقوي 90%.
- المصاريف
- 16% من الإيراد: المصاريف التشغيلية للعقار.
- عقارات مماثلة
- Lyvin Bingin Villas · 3BR villa: 8.8% صافٍ بإشغال 78%; Lyvin Melasti · 1BR apartment: 8.6% صافٍ بإشغال 80%; Lyvin Melasti · 2BR apartment: 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 on a leasehold of 21 years 3 months, then 22 more under a priority extension. Because the first stretch is short, we fix the extension's price and conditions in the contract before you reserve. After the PPJB comes the lease deed at a notary. The PBG and SLF are still in progress.
| 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 | 21 years 3 months + 22 yearsYears count from your purchase date, and the priority extension appears in the deed with its conditions. |
| Zoning | Tourism zone (W), per the developerZone W comes from the developer, and an RDTR extract has to match it before you reserve. |
| Building approval (PBG) | PBG and SLF in progressWe request the PBG number and copy, and we record when the developer sends them. |
| Developer | Keluoli VillasBefore the deposit we look at the company and its previously delivered houses. |
| Certificate of occupancy (SLF) | Being processedThe rental license waits on the SLF, so we hold your final payment until it arrives. |
| 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 | To confirmOnce the developer lists the furniture, that list joins 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
هلا، معك جوستي. أرسل لك قائمة الأسعار الكاملة وخطة السداد لـ Keluoli Villas Bingin · 3BR villa؟
اترك رقمك على واتساب وأرسلها لك اليوم، مع حساب العائد الصافي.
الشروط
جدول دفعات Keluoli Villas Bingin · 3BR villa
- ReservationYour deposit holds the villa, in an amount the developer will name.
- PaymentThe handover date in the materials has passed, so the schedule stays short and its steps depend on the villa.
- HandoverYou pay the balance against the SLF and the documents.
Nothing in the materials describes a payment plan. We fix one in the PPJB after due diligence.
الموقع
الموقع: Bingin · Pecatu
Surf breaks, cliffs with ocean views and beach cafés by the stairs define the southern Bukit. The draw is the sea and the calm, not the stores.
- Bingin Beach≈ 3.9 km, straight line
- Padang Padang Beach≈ 2.7 km, straight line
- Uluwatu Temple≈ 4.5 km, straight line
- GWK Cultural Park≈ 4.8 km, straight line
- Ngurah Rai Airport≈ 9.1 km, straight line
Bingin, Padang Padang and Uluwatu are close, and surfers rank them among the island's best. Shops and clinics sit a scooter ride away, and nights are quiet.
إجابات مباشرة
أسئلة عن Keluoli Villas Bingin · 3BR villa
What does Rise Real Bali charge when I buy the Keluoli 3BR villa?
Nothing. The developer pays our commission and Rp 8.85 bn stays your price. We cover the checks before the deposit. For this villa we read the 21 years 3 months lease with its 22-year extension, zone W against RDTR, the PBG and SLF status, and the entity.
Can I buy the 3BR villa without flying to Bali?
Yes. We tour it on Zoom, and a notary signs on your power of attorney. The stated handover date has passed, so the video shows the villa as it stands now. We inspect on site and release your last payment against the occupancy certificate and documents.
Where do the yield numbers come from?
We use about Rp 3.3 million a night, taken from comparable three-bedroom villas in nearby Bukit areas and adjusted for the type. The base case assumes 80% occupancy with professional management. Operating costs take 16% of revenue. That nets roughly Rp 803 million a year, 9.1% of the price. It's our estimate, not guaranteed income.
العقارات
