CEMAGI
من 6.54 مليار روبية/ 30 + 15 years
Riverfront I
Cemagi · 2-bedroom villa
- 2 bedrooms
- 180 m²
- leasehold 30+15
التفاصيل
CEMAGI · ID RR-5621
Riverfront I: two-bedroom villa, 180 m², by the river in Cepaka
This 180 m² two-bedroom villa on a 300 m² plot is the only lot at Riverfront I, and it costs Rp 6.54 bn. A yard pool, a staircase living room and a covered dining terrace come with it. Leasehold runs 30 + 15 years, and handover is set for Q4 2027.
وحدة في Riverfront I
- Leasehold 30 + 15 years
- Handover Q4 2027
- By the river
- 2bedrooms
- 180 m²villa size
- 300 m²plot
- Leasehold30 + 15 years
- Q4 2027handover
العقار
What you get
The villa takes 180 m² of a 300 m² plot. A pool sits in the yard under an arch, white sofas fill the lounge, and a plaited ceiling covers the dining terrace. Inside, a living room with a staircase leads up, and a bar stands by the glass wall.
A family or a couple who wants quiet and a river instead of a beach will like it. The Canggu coast is a few kilometers off, and restaurants nearby are few. The lease gives 30 years plus 15, you buy through a PT PMA, and we're requesting the zone and the PBG number.
Here's how we model it. We use Rp 3.0 million a night, the level of a two-bedroom villa in Cemagi, where only one comparable exists. Occupancy: 65% base, 55% cautious, 75% strong. Operating costs take 20% of revenue. The base case leaves about Rp 571 million a year, 8.7% of the price.
حساب هذا العقار
عائد Riverfront I · 2BR villa: الإجمالي والصافي
The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 3.0 million, with management, tax, wear and upkeep taken out of revenue.
إجمالي 10.9%≈ 714 مليون روبية سنوياً بإشغال 65% و3.0 مليون روبية لليلة
صافٍ 8.7%≈ 571 مليون روبية سنوياً · الاسترداد خلال ≈ 11.5 سنة
- إيراد الإيجار الإجمالي714 مليون روبية10.9% من السعر · سعر الليلة 3.0 مليون روبية، الإشغال 65%
- Operating costs143 مليون روبية20% of revenue
- الصافي لك571 مليون روبية8.7% من السعر · الاسترداد خلال ≈ 11.5 سنة
| الإشغال | الدخل الإجمالي | المصاريف 20% | الصافي | % من السعر | فترة استرداد رأس المال |
|---|---|---|---|---|---|
| 55%cautious | 604 مليون روبية | 121 مليون روبية | 483 مليون روبية | 7.4% | 13.5 سنة |
| 65%base | 714 مليون روبية | 143 مليون روبية | 571 مليون روبية | 8.7% | 11.5 سنة |
| 75%strong | 824 مليون روبية | 165 مليون روبية | 659 مليون روبية | 10.1% | 9.9 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
- 3.0 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 55%، وأساسي 65%، وقوي 75%.
- المصاريف
- 20% من الإيراد: المصاريف التشغيلية للعقار.
- عقارات مماثلة
- Cemagi Villa: 9.9% صافٍ بإشغال 40%; Casa Kayana · فيلا بغرفتي نوم: 9.9% صافٍ بإشغال 53%; Casa Nostra: 10.0% صافٍ بإشغال 54%.
- 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
A PT PMA holds the land lease for you: 30 years and one month, then 15 more under the extension. The company's setup and upkeep cost extra. Sequence: reservation, contract, stage payments, keys. Zoning and PBG are still open, and the SLF with the rental license follows the construction.
| 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 | 30 years 1 month + 15 yearsThe term runs from handover. The extension price and conditions go into the land lease. |
| Zoning | To confirmNo zone appears in the materials. We request it and test it against an RDTR extract before the deposit. |
| Building approval (PBG) | To confirmWe ask the developer for the PBG number and an extract. |
| Developer | Lawang Tropical Properties, company to confirmOur review covers the entity, the land lease and completed projects. |
| Certificate of occupancy (SLF) | After constructionThe SLF closes the build, and rental licensing hangs on it, which is why payments follow 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 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 confirmThe furniture and appliance specification joins your contract as an appendix. |
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 Riverfront I · 2BR villa؟
اترك رقمك على واتساب وأرسلها لك اليوم، مع حساب العائد الصافي.
الشروط
جدول دفعات Riverfront I · 2BR villa
- ReservationA deposit holds the villa, and we're confirming the amount.
- Contract and PT PMAThe contract and the company setup come together, and the PT PMA costs extra.
- Construction stageEach verified building stage releases a payment.
- HandoverThe closing payment goes out against the keys and the papers.
Our listing database gives the stages: reservation, contract with the PT PMA, a construction stage, keys. Financing may be available on request for qualified investors.
الموقع
الموقع: Cepaka · Kediri · Tabanan
Cepaka lies in Kediri district, Tabanan, with a river, rice fields and silence. Land costs less than on the coast, and the area appears as Cemagi on our map.
- Prana Padel≈ 1.0 km straight-line
- Cerita Tani cafe≈ 860 m straight-line
- Babi guling Slingsing Bu Suci≈ 350 m straight-line
- Tanah Lot Temple≈ 7.1 km straight-line
- Ngurah Rai Airport≈ 16.8 km straight-line
The attraction is calm and the river. Shops and restaurants are thin on the ground, and the coast needs wheels.
إجابات مباشرة
أسئلة عن Riverfront I · 2BR villa
What does Rise Real Bali charge when I buy the Riverfront I villa?
Nothing. The developer pays our commission, and our checks before your deposit are free for you. For this villa we verify the 30 + 15 lease, the PT PMA structure and the payment stages, and we request the company details, the zone and the PBG number.
What does the villa price cover?
The database lists Rp 6.54 bn for 180 m² on a 300 m² plot. Furniture, appliances and the PT PMA setup aren't in the materials. We request the specification for the contract and cost the company separately before you deposit.
Where do the yield numbers come from?
We start from about Rp 3.0 million a night, based on the one comparable two-bedroom villa in Cemagi. The base case assumes 65% occupancy under professional management and 20% of revenue in costs. This is a Rise Real Bali estimate, not guaranteed income.
العقارات
