PECATU · ID RR-5722

Lyvin Uluwatu: two-bedroom apartment, 80.5 m², with ocean view, Pecatu

Two bedrooms for the price of one: this 80.5 m² apartment costs Rp 7.01 bn, the same as the 78.7 m² one-bedroom in the same complex. A double-height living room and the ocean view come with it. Leasehold runs 33 + 20 years, with handover in Q2 2028.

وحدة في Lyvin Uluwatu · الوحدات المعروضة: 2

  • Leasehold 33 + 20 years
  • Under construction
  • Two bedrooms
  • 2bedrooms
  • 80.5 m²apartment size
  • Leasehold33 + 20 years
  • Q2 2028handover
  • 231 mto Suluban Beach

العقار

What you get

The 80.5 m² (≈ 865 sq ft) two-bedroom costs the same as the one-bedroom, with almost identical floor area and one more bedroom. The living room and dining zone face an ocean-view window. Renderings show a double-height space, a spiral staircase and terracotta walls.

Two couples or a family fit here for a week. More guests per booking is the rental upside at the same entry price. The land sits in the tourism zone, and the lease gives 33 years and two months with a 20-year option. PBG and SLF are in process.

Here's how we model it. We use Rp 3.3 million a night, above the median for two-bedroom apartments in Uluwatu, because of the complex's class and the view. Occupancy: 65% base, 55% cautious, 75% strong. Operating costs take 20% of revenue. The base case leaves about Rp 621 million a year, 8.9% of the price.

حساب هذا العقار

عائد Lyvin Uluwatu · 2BR apartment: الإجمالي والصافي

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 3.3 million, with operator costs, tax, wear and upkeep taken from revenue.

إجمالي 11.1%≈ 777 مليون روبية سنوياً بإشغال 65% و3.3 مليون روبية لليلة صافٍ 8.9%≈ 622 مليون روبية سنوياً · الاسترداد خلال ≈ 11.3 سنة
  • إيراد الإيجار الإجمالي777 مليون روبية11.1% من السعر · سعر الليلة 3.3 مليون روبية، الإشغال 65%
  • Operating costs155 مليون روبية20% of revenue
  • الصافي لك622 مليون روبية8.9% من السعر · الاسترداد خلال ≈ 11.3 سنة
سيناريوهات الإشغال: Lyvin Uluwatu · 2BR apartment
الإشغالالدخل الإجماليالمصاريف 20%الصافي% من السعرفترة استرداد رأس المال
55%cautious657 مليون روبية131 مليون روبية526 مليون روبية7.5%13.3 سنة
65%base777 مليون روبية155 مليون روبية622 مليون روبية8.9%11.3 سنة
75%strong896 مليون روبية179 مليون روبية717 مليون روبية10.2%9.8 سنة

The base case is 65% occupancy under professional management, with 55% as the cautious case and 75% as the strong one.

من أين الأرقام

أرقام المطور
لا تذكر مواد المطور أي عائد، لذلك يعتمد النموذج على بيانات السوق وحدها.
سعر الليلة
3.3 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
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 right you buy is a land lease of 33 years and two months, with first call on 20 more years. Reserve first, then the PPJB, then a notarized lease at handover. PBG and SLF numbers are on our request list. Rental licensing follows the SLF, after construction ends.

الملكية والتراخيص: Lyvin Uluwatu · 2BR 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 yearsThe 20-year extension has priority status only. The land lease must carry its price and terms, and we count the term from handover.
ZoningTourism zone (Zona Pariwisata), per the listingWe confirm the zone from our database with an RDTR extract before your deposit.
Building approval (PBG)In processThe permit sits in processing per the listing database. We request the number and the extract.
DeveloperLyvin, company to confirmWe check the legal entity, completed buildings and the land lease.
Certificate of occupancy (SLF)After constructionNo SLF means no rental license, so we pin payments to stages instead of dates.
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 confirmThe contract carries an appendix with 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

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الشروط

جدول دفعات Lyvin Uluwatu · 2BR apartment

  1. ReservationA deposit holds the apartment, and we're confirming the amount.
  2. Construction stagesTranches track verified stages, using a schedule we request for this unit.
  3. HandoverThe closing payment follows the acceptance act and the document pack.

The developer doesn't publish a payment plan, so we settle one inside the PPJB after due diligence.

الموقع

الموقع: Suluban · Pecatu

The Bukit's southwest corner brings cliffs, Padang Padang and Suluban surf and Uluwatu Temple together. Sunsets are part of what you buy. Supermarkets and clinics take a drive.

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

The pitch is surf, cliffs and sunsets at the door. The limits are seasonal bookings and few everyday services.

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 · 2BR apartment

What does Rise Real Bali charge when I buy the 2BR at Lyvin Uluwatu?

Zero. The developer covers our commission, and the checks before your deposit come at our expense. For the 2BR we verify the 33 + 20 lease, the management contract and the payment stages. Entity details, the PBG number and the SLF stay on our request list.

How does the 2BR differ from the 1BR at the same price?

The areas are nearly equal at 80.5 and 78.7 m², and both cost Rp 7.01 bn. The two-bedroom adds a bedroom, which raises capacity and the nightly rate. We compare the floor plans and bedroom sizes before booking rather than trust the type names.

Where do the yield numbers come from?

We use about Rp 3.3 million a night, drawn from comparable Pecatu properties, then adjust for a premium two-bedroom. The base case runs 65% occupancy under professional management and 20% of revenue in costs. It's a Rise Real Bali estimate, not a guarantee of income.

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