PECATU · ID RR-5721

Lyvin Uluwatu: one-bedroom apartment, 78.7 m², with ocean view, Pecatu

At 78.7 m², this one-bedroom is closer to a small house than to a studio. The ocean view, terracotta interior and shared pool come with a 33 + 20 year leasehold. Handover is planned for Q2 2028, and the price is Rp 7.01 bn.

وحدة في Lyvin Uluwatu · الوحدات المعروضة: 2

  • Leasehold 33 + 20 years
  • Under construction
  • Ocean view
  • 1bedroom
  • 78.7 m²apartment size
  • Leasehold33 + 20 years
  • Q2 2028handover
  • 231 mto Suluban Beach

العقار

What you get

At 78.7 m² (≈ 845 sq ft), the one-bedroom gives a couple real room: a living area with a panoramic window, a dining corner and an ocean view. Interiors lean terracotta and sand, with blinds on the glass. The complex pool is shared.

The typical guest is a couple in high season who wants the Suluban cliffs and sunsets close by. The plot sits in the tourism zone, and the lease gives 33 years and two months plus a 20-year option. PBG and SLF are in process, and we're asking for the numbers.

Here's how we model it. We use Rp 3.0 million a night, higher than apartments in Uluwatu and Bingin because of the ocean view and the upscale class, though a price twice the market limits how far the rate can climb. Occupancy: 70% base, 60% cautious, 80% strong. Operating costs take 20% of revenue. The base case leaves about Rp 615 million a year, 8.8% of the price.

حساب هذا العقار

عائد Lyvin Uluwatu · 1BR apartment: الإجمالي والصافي

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 3.0 million, with the operator's costs, tax, wear and upkeep taken out of revenue.

إجمالي 11.0%≈ 769 مليون روبية سنوياً بإشغال 70% و3.0 مليون روبية لليلة صافٍ 8.8%≈ 615 مليون روبية سنوياً · الاسترداد خلال ≈ 11.4 سنة
  • إيراد الإيجار الإجمالي769 مليون روبية11.0% من السعر · سعر الليلة 3.0 مليون روبية، الإشغال 70%
  • Operating costs154 مليون روبية20% of revenue
  • الصافي لك615 مليون روبية8.8% من السعر · الاسترداد خلال ≈ 11.4 سنة
سيناريوهات الإشغال: Lyvin Uluwatu · 1BR apartment
الإشغالالدخل الإجماليالمصاريف 20%الصافي% من السعرفترة استرداد رأس المال
60%cautious659 مليون روبية132 مليون روبية527 مليون روبية7.5%13.3 سنة
70%base769 مليون روبية154 مليون روبية615 مليون روبية8.8%11.4 سنة
80%strong879 مليون روبية176 مليون روبية703 مليون روبية10.0%10.0 سنة

The base case is 70% occupancy under professional management, with 60% as the cautious case and 80% as the strong one.

من أين الأرقام

أرقام المطور
لا تذكر مواد المطور أي عائد، لذلك يعتمد النموذج على بيانات السوق وحدها.
سعر الليلة
3.0 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 60%، وأساسي 70%، وقوي 80%.
المصاريف
20% من الإيراد: المصاريف التشغيلية للعقار.
عقارات مماثلة
Keluoli Villas Bingin · 3BR villa: 9.1% صافٍ بإشغال 80%; Lyvin Bingin Villas · 3BR villa: 8.8% صافٍ بإشغال 78%; Lyvin Melasti · 1BR apartment: 8.6% 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

The apartment sits on leased land: 33 years and two months, plus first call on a further 20. You reserve, sign the PPJB, then a notarized lease at handover, and the extension terms belong in that lease. PBG and SLF numbers are still on our request list. The rental license can only follow the SLF.

الملكية والتراخيص: Lyvin Uluwatu · 1BR apartment
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 term33 years 2 months + 20 yearsPriority on the 20-year extension isn't a guarantee. We count the term from handover and fix the extension in the land lease.
ZoningTourism zone (Zona Pariwisata), per the listingOur zone label gets tested against an RDTR extract before any deposit.
Building approval (PBG)In processThe listing database says permits are in the pipeline. The number and extract are on our list.
DeveloperLyvin, company to confirmOur review covers the company, its finished projects and the lease on the land.
Certificate of occupancy (SLF)After constructionThe SLF comes last, and rental licensing waits on it, which is why your installments track stages.
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 handoverTurnkey, inventory to confirmA furniture and appliance inventory joins your 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
على واتساب

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الشروط

جدول دفعات Lyvin Uluwatu · 1BR apartment

  1. ReservationA deposit secures the apartment, and we're confirming its size.
  2. Construction stagesTranches follow verified stages, and we ask for the schedule for this unit.
  3. HandoverThe final tranche is due against the acceptance act and the full papers.

The developer leaves its payment plan out of the materials. We fix one in the PPJB after the checks.

الموقع

الموقع: Suluban · Pecatu

Suluban sits at the cliff edge of the Bukit, so the ocean, the surf and the sunsets arrive by foot. The tradeoff is distance from big stores and clinics.

Lyvin Uluwatu: coastline, cliffs and the complex in a rendering
Pecatu · Badung · Suluban
  • Suluban Beach≈ 230 m straight-line
  • Single Fin bar≈ 210 m straight-line
  • 360 MOVE gym≈ 410 m straight-line
  • Uluwatu Temple≈ 1.6 km straight-line
  • Ngurah Rai Airport≈ 11.4 km straight-line

Guests book the cliff view and the waves. Services beyond the beach strip are limited, and the season shapes bookings.

Suluban · Pecatu · خريطة Google

دليل المنطقة وكل عقاراتها

ما القريب

الحي والمحيط

ضمن 1 كم من العقار

  • 71hotels
  • 41restaurants
  • 10shops
  • 10cafés
  • 6spas
  • 5bars
  • 5sights

الأقرب

  • Viky Home Stayhotel · 45 m
  • The Findshop · 55 m
  • La Playarestaurant · 62 m
  • The Manik Toyahotel · 66 m
  • Pepinorestaurant · 81 m
  • Galih Homestayhotel · 85 m
  • Galih Martshop · 96 m
  • Ketty Homestayhotel · 102 m

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

إجابات مباشرة

أسئلة عن Lyvin Uluwatu · 1BR apartment

What does Rise Real Bali charge when I buy the Lyvin Uluwatu 1BR?

You pay no fee to us. Lyvin pays our commission, and our checks before the deposit cost you nothing. For this apartment we verify the 33 + 20 lease, the management contract and the payment stages, and we request the developer's company, PBG and SLF details.

What does the 1BR price cover?

Our database lists Rp 7.01 bn for 78.7 m² with one bedroom. The pool and shared areas belong to the complex. The finish and furniture spec isn't spelled out, so we ask for it and attach it to the contract. Transaction taxes come separately, and we total them before you deposit.

Where do the yield numbers come from?

We start at about Rp 3.0 million a night, based on comparable Pecatu properties, and adjust for a premium one-bedroom. The base case assumes 70% occupancy under professional management and 20% of revenue in costs. It's a Rise Real Bali estimate, not guaranteed income.

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