PECATU · ID RR-5730

Magic Story: one-bedroom loft villa, 119.7 m², in Pecatu

A 119.7 m² (≈ 1,290 sq ft) loft-style villa with one bedroom and a terrace pool, ready in November 2026. The plot sits in the tourism zone, and the lease runs 30 + 25 years. The price is Rp 4.78 bn, with the developer's in-house company managing rentals at 20% of revenue.

وحدة في Magic Story

  • Leasehold 30 + 25 years
  • Finishing
  • Management 20%
  • 1bedroom
  • 1bathroom
  • 119.7 m²house size
  • 80.5 m²plot
  • Leasehold30 + 25 years

العقار

What you get

Red brick, arched windows and a wooden staircase up to the second level. The bedroom sits under a high ceiling and looks into greenery.

Downstairs you find a living room with a bar counter, a kitchen and a terrace with the pool. The house is big for one bedroom, and guests booking this format pay for the room to spread out.

For the model we use about Rp 1.8 million a night, taken from comparable villas on the southern Bukit and in Nusa Dua, because the catalog has no direct Pecatu match. Occupancy: 80% base, 70% cautious, 90% strong. Operating costs absorb 16% of revenue, so the base case keeps roughly Rp 434 million a year, 9.1% of the price.

حساب هذا العقار

عائد Magic Story · 1BR villa: الإجمالي والصافي

The developer doesn't publish a yield for this villa. Below is our model. It starts from about Rp 1.8 million a night and subtracts management, tax, wear and upkeep.

إجمالي 10.8%≈ 517 مليون روبية سنوياً بإشغال 80% و1.8 مليون روبية لليلة صافٍ 9.1%≈ 434 مليون روبية سنوياً · الاسترداد خلال ≈ 11.0 سنة
  • إيراد الإيجار الإجمالي517 مليون روبية10.8% من السعر · سعر الليلة 1.8 مليون روبية، الإشغال 80%
  • Operating costs82.7 مليون روبية16% of revenue
  • الصافي لك434 مليون روبية9.1% من السعر · الاسترداد خلال ≈ 11.0 سنة
سيناريوهات الإشغال: Magic Story · 1BR villa
الإشغالالدخل الإجماليالمصاريف 16%الصافي% من السعرفترة استرداد رأس المال
70%cautious452 مليون روبية72.4 مليون روبية380 مليون روبية7.9%12.6 سنة
80%base517 مليون روبية82.7 مليون روبية434 مليون روبية9.1%11.0 سنة
90%strong581 مليون روبية93.0 مليون روبية488 مليون روبية10.2%9.8 سنة

Occupancy cases: 70% cautious, 80% base, 90% strong, all assuming professional management.

من أين الأرقام

أرقام المطور
لا تذكر مواد المطور أي عائد، لذلك يعتمد النموذج على بيانات السوق وحدها.
سعر الليلة
1.8 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
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

Here you lease the villa for 30 years and may extend for 25 more with priority. The years left are measured from handover, and the extension appears in the contract. Our checks come first, then a PPJB and the lease deed at a notary. We are still asking for the permit number and the SLF status.

الملكية والتراخيص: Magic Story · 1BR 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 term30 + 25 yearsThe base term is 30 years, and the 25-year extension carries priority. We count the remaining years from handover and write the extension terms into the contract.
ZoningTourism zone (W), per the developerAn RDTR extract confirms the zone before you pay a deposit.
Building approval (PBG)To confirmWe ask for the permit number and its extract ahead of the deposit.
DeveloperPT Rumah ArchipelagoWe check the company and the villas it has handed over.
Certificate of occupancy (SLF)To confirmThe rental license waits on the SLF, so your payments follow finishing stages and not 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 handoverFinishing, furniture to confirmThe furniture and appliance list becomes an appendix to 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
على واتساب

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الشروط

جدول دفعات Magic Story · 1BR villa

  1. ReservationThe reservation deposit holds the villa; we're confirming its size.
  2. Finishing stagesTranches follow the finishing work, and we ask the developer for the schedule.
  3. HandoverYour last payment is released against the full document set.

No payment plan appears in the developer's materials. After due diligence we agree one and write it into the PPJB.

الموقع

الموقع: Pecatu · Bukit

Pecatu sits on the far southern Bukit, a short ride from Uluwatu's surf spots, cliffs and beach clubs. Quieter than Canggu, with a thinner choice of shops.

Magic Story 1BR: brick facade of the villas with arched windows
Pecatu · Badung · South Kuta
  • Uluwatu Temple (straight line)≈ 3.7 km
  • GWK Cultural Park (straight line)≈ 6.0 km
  • Ngurah Rai Airport (straight line)≈ 9.1 km
  • Jimbaran Bay Beach (straight line)≈ 5.7 km

Ocean and quiet bring people here. The trip to the airport and to restaurants runs longer than from Canggu.

Pecatu · Bukit · خريطة Google

دليل المنطقة وكل عقاراتها

إجابات مباشرة

أسئلة عن Magic Story · 1BR villa

What do you charge for the Magic Story 1BR villa?

Our fee for you is zero. The developer pays us, and you pay the list price. Ahead of the deposit, we check the 30 + 25 year lease and its extension clause, compare the W tourism zone with the official zoning record, and ask for the company details and the permit paperwork.

Can I buy the Magic Story villa without visiting Bali?

Yes. Do the viewing by video, let a notary sign under a power of attorney, and we receive the villa in November 2026 for you. Tranches follow the finishing stages we inspect on site. The closing payment is made only against the complete document set.

How did you work out the Magic Story 1BR yield?

Our base is about Rp 1.8 million a night, drawn from comparable southern Bukit villas and scaled to one bedroom. With 80% occupancy under professional management and 16% operating costs, roughly Rp 434 million a year stays with you, or 9.1% of the price. It's an estimate, not a guarantee.

What kind of guest books a loft villa in Pecatu?

Couples and small groups who want space for a longer stay, usually near the Uluwatu surf and beach clubs. At nearly 120 m² the house feels large for one bedroom, and that room is what the nightly rate pays for.

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