PECATU · ID RR-5703

Lyvin Bingin Villas: three-bedroom villa, 255 m², in Pecatu

Three bedrooms, 255 m² of living space on a 320 m² plot and a pool in the yard: this 2023 villa near Bingin lists at Rp 13.28 bn. The lease runs 25 years and five months, with first call on another 25. White walls and arched windows give it a look you can spot from the lane.

وحدة في Lyvin Bingin Villas

  • Leasehold 25 + 25 years
  • Completed
  • Pool in the yard
  • 3bedrooms
  • 255 m²villa size
  • 320 m²plot
  • Leasehold25 + 25 years
  • 2023year built

العقار

What you get

The villa covers 255 m² (≈ 2,745 sq ft) on a plot of 320 m². Expect three bedrooms, arched windows, wooden louvers and a tiled roof, with big trees shading the yard. The owner moves in right away, because the house finished in 2023.

It suits a family or two couples who stay a week or longer. The area is quiet, with surf breaks and bars a few kilometers away. The land carries the tourism zone, and the lease gives 25 years and five months plus a 25-year option. We're requesting the PBG and the SLF.

Here's how we model it. We use Rp 5.1 million a night, above the median for three-bedroom villas in Bingin, since this house is larger and costs more; Pecatu itself has no comparable data. Occupancy: 78% base, 68% cautious, 88% strong. Operating costs take 20% of revenue. The base case leaves about Rp 1.17 bn a year, 8.8% of the price.

حساب هذا العقار

عائد Lyvin Bingin Villas · 3BR villa: الإجمالي والصافي

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 5.1 million, with operating costs, tax, wear and upkeep taken from revenue.

إجمالي 11.0%≈ 1.46 مليار روبية سنوياً بإشغال 78% و5.1 مليون روبية لليلة صافٍ 8.8%≈ 1.17 مليار روبية سنوياً · الاسترداد خلال ≈ 11.4 سنة
  • إيراد الإيجار الإجمالي1.46 مليار روبية11.0% من السعر · سعر الليلة 5.1 مليون روبية، الإشغال 78%
  • Operating costs292 مليون روبية20% of revenue
  • الصافي لك1.17 مليار روبية8.8% من السعر · الاسترداد خلال ≈ 11.4 سنة
سيناريوهات الإشغال: Lyvin Bingin Villas · 3BR villa
الإشغالالدخل الإجماليالمصاريف 20%الصافي% من السعرفترة استرداد رأس المال
68%cautious1.27 مليار روبية255 مليون روبية1.02 مليار روبية7.7%13.0 سنة
78%base1.46 مليار روبية292 مليون روبية1.17 مليار روبية8.8%11.4 سنة
88%strong1.65 مليار روبية330 مليون روبية1.32 مليار روبية9.9%10.1 سنة

The base case is 78% occupancy under professional management, with 68% as the cautious case and 88% as the strong one.

من أين الأرقام

أرقام المطور
لا تذكر مواد المطور أي عائد، لذلك يعتمد النموذج على بيانات السوق وحدها.
سعر الليلة
5.1 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 68%، وأساسي 78%، وقوي 88%.
المصاريف
20% من الإيراد: المصاريف التشغيلية للعقار.
عقارات مماثلة
Keluoli Villas Bingin · 3BR villa: 9.1% صافٍ بإشغال 80%; 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.

اطلب الحساب عبر واتساب

الملكية

الملكية وما تحصل عليه فعلاً

What you buy is a leasehold: 25 years and five months of base term, then first call on a 25-year extension. You sign the sale documents at a notary and receive the keys by act. The PBG and SLF copies aren't in our file yet, and we're requesting them. Nothing about the rental license can be assumed until the SLF shows up.

الملكية والتراخيص: Lyvin Bingin Villas · 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 term25 years 5 months + 25 yearsThe extension has priority status. We calculate the remaining term at the sale date and set the extension price and conditions in the lease.
ZoningTourism zone (Zona Pariwisata), per the listingThe zone label comes from our database. We match it with an RDTR extract before you deposit.
Building approval (PBG)To confirmThe PBG number and an extract are on our request list.
DeveloperLyvin, company to confirmWe examine the entity, the delivered projects and the land lease.
Certificate of occupancy (SLF)Building done · certificate to confirmNo SLF, no rental license, so we want that copy before the deposit.
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 itThe house is finished. Your money moves against the notary signing and the handover of the keys.
Furniture and handoverTurnkey, inventory to confirmThe furniture and appliance list becomes an appendix to your agreement.
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 Lyvin Bingin Villas · 3BR villa

  1. ReservationYou leave a deposit to hold the villa, and we're confirming the amount.
  2. ChecksLease, zoning, PBG and SLF come first, before the larger payment.
  3. ContractAt the notary you sign and pay the rest against the handover.
  4. KeysAcceptance by act follows a video walk-through.

The developer hasn't published a payment plan. We settle one after the checks and write it into the agreement.

الموقع

الموقع: Bingin · Pecatu

This corner of Pecatu touches Bingin: surf spots, beach cafés and Uluwatu Temple within reach. Lanes stay quiet. Pharmacies and supermarkets take a scooter.

Lyvin Bingin Villas: white villa with arches, a pool and a wooden deck
Pecatu · Badung · Bingin
  • Mensa Asian Bistro and Bar≈ 100 m straight-line
  • Bali Fit Corner≈ 190 m straight-line
  • Padang Padang Beach≈ 1.6 km straight-line
  • Uluwatu Temple≈ 4.4 km straight-line
  • Ngurah Rai Airport≈ 8.5 km straight-line

The draw is peace within reach of the surf. The catch: errands need wheels, and demand follows the surf season.

Bingin · Pecatu · خريطة Google

دليل المنطقة وكل عقاراتها

ما القريب

الحي والمحيط

ضمن 1 كم من العقار

  • 147hotels
  • 32restaurants
  • 9spas
  • 8shops
  • 6gyms
  • 5cafés
  • 3sights

الأقرب

  • Lyvin Bingin Villashotel · 31 m
  • The Bamboo Hutspa · 59 m
  • Aurora Wonderlandhotel · 61 m
  • Bingin Castawayshotel · 64 m
  • Bingin Garden Villashotel · 68 m
  • The Jepun Villashotel · 85 m
  • Bingin Mimpi Villahotel · 92 m
  • Villa Maja Boutique Hotelhotel · 95 m

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

إجابات مباشرة

أسئلة عن Lyvin Bingin Villas · 3BR villa

What does Rise Real Bali charge when I buy the 3BR villa?

Nothing. Lyvin covers our commission. Before your deposit we check the land lease, the management contract and the license position at our own cost, and we put the findings in writing. The developer's company details, the PBG number and the SLF act are the items we still chase.

What does the price of the 3BR villa cover?

The listing database shows Rp 13.28 bn for 255 m² on a 320 m² plot, pool included, and the house is complete. The furniture list isn't spelled out, so we request it for the contract. Transaction taxes and notary fees come on top, and we total them before you deposit.

Where do the yield numbers come from?

We take roughly Rp 5.1 million a night from comparable Pecatu and Bingin villas and adjust for a three-bedroom with a pool. The base case runs 78% occupancy with professional management and 20% of revenue in costs. That's an estimate from Rise Real Bali, not guaranteed income.

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