PERERENAN · ID RR-5739

Tumbak Bayuh by Kaluna: one-bedroom villa, 35 m², Pererenan

Two levels, 35 m², one bedroom and a pool courtyard behind a sliding glass wall: this is the cheapest way into Tumbak Bayuh, at Rp 1.60 bn. The plot measures 42 m². Leasehold runs 30 + 20 years, with handover planned for November 2027.

وحدة في Tumbak Bayuh by Kaluna · الوحدات المعروضة: 3

  • Leasehold 30 + 20 years
  • Under construction
  • Pool courtyard
  • 1bedroom
  • 35 m²living area
  • 42 m²plot
  • Leasehold30 + 20 years
  • Nov 2027handover

العقار

What you get

The one-bedroom is the project's smallest villa: 35 m² under the roof and a pool courtyard on a 42 m² plot. The kitchen, dining and living areas fill the ground floor. Upstairs, the bedroom has a dressing area and its own bathroom. The glass wall makes the pool work like a second living room.

Couples and remote workers staying two to four weeks suit this size. The villa is semi-furnished, so the developer supplies the kitchen, plumbing and pool, and you add furniture and appliances. A 10% rental tax sits above the price, and we fold it into your entry budget.

Our model uses about Rp 1.2 million a night, the level of small one-bedroom villas in Pererenan. Occupancy runs 30% cautious, 40% base and 50% strong. Operating costs take 16% of revenue. In the base case you net roughly Rp 152 million a year, 9.5% of the price.

المطور: Kaluna Development، كل المشاريع والشروط

حساب هذا العقار

عائد Tumbak Bayuh by Kaluna · 1BR villa: الإجمالي والصافي

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 1.2 million for a small one-bedroom villa in Pererenan, less management, tax, wear and upkeep.

إجمالي 11.3%≈ 181 مليون روبية سنوياً بإشغال 40% و1.2 مليون روبية لليلة صافٍ 9.5%≈ 152 مليون روبية سنوياً · الاسترداد خلال ≈ 10.6 سنة
  • إيراد الإيجار الإجمالي181 مليون روبية11.3% من السعر · سعر الليلة 1.2 مليون روبية، الإشغال 40%
  • Operating costs28.9 مليون روبية16% of revenue
  • الصافي لك152 مليون روبية9.5% من السعر · الاسترداد خلال ≈ 10.6 سنة
سيناريوهات الإشغال: Tumbak Bayuh by Kaluna · 1BR villa
الإشغالالدخل الإجماليالمصاريف 16%الصافي% من السعرفترة استرداد رأس المال
30%cautious136 مليون روبية21.7 مليون روبية114 مليون روبية7.1%14.1 سنة
40%base181 مليون روبية28.9 مليون روبية152 مليون روبية9.5%10.6 سنة
50%strong226 مليون روبية36.2 مليون روبية190 مليون روبية11.8%8.4 سنة

The base case is 40% occupancy under professional management; 30% is cautious and 50% is strong.

من أين الأرقام

أرقام المطور
لا تذكر مواد المطور أي عائد، لذلك يعتمد النموذج على بيانات السوق وحدها.
سعر الليلة
1.2 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 30%، وأساسي 40%، وقوي 50%.
المصاريف
16% من الإيراد: المصاريف التشغيلية للعقار.
عقارات مماثلة
Tumbak Bayuh by Kaluna · 2BR villa: 10.0% صافٍ بإشغال 40%; Tumbak Bayuh by Kaluna · 3BR villa: 9.2% صافٍ بإشغال 45%; TAO Club House · استوديو 28 م²: 10.1% صافٍ بإشغال 42%.
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 villa is a 30-year leasehold with a 20-year extension. Counting starts at handover, which keeps the full term ahead of you. Steps run from a 10% reservation to a PPJB, then the lease at a notary. The land is marked residential, so we test whether nightly rental is allowed before you reserve.

الملكية والتراخيص: Tumbak Bayuh by Kaluna · 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 + 20 yearsYears run from the handover date, and we write the 20-year extension into the contract.
ZoningResidential, per the developerA tourism zone is required for nightly rental. We pull an RDTR extract on the plot first.
Building approval (PBG)PBG and SLF in progressThe PBG number and its copy are on our request list for Kaluna.
DeveloperKaluna developmentWe vet the Kaluna company and its finished villas before you put money down.
Certificate of occupancy (SLF)After constructionNo SLF means no rental license, which is why tranches follow 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 handoverSemi-furnished: kitchen, plumbing, poolThe buyer furnishes the villa. The finishing list is a contract 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
على واتساب

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الشروط

جدول دفعات Tumbak Bayuh by Kaluna · 1BR villa

  1. ReservationYou pay 10% of the villa price to reserve it.
  2. Construction stagesFive installments of 30%, 20%, 15%, 15% and 10% follow building stages, named for this lot on request.
  3. HandoverThe last payment goes out against the documents and our walk-through.

Prices in the list are for cash. Installments cost 1.5–5% more, the rental tax of 10% comes on top, and a bank guarantee carries a 1% admin fee.

الموقع

الموقع: Tumbak Bayuh · Pererenan

Residential and calm, north of the Pererenan beaches. There's less noise than on Batu Bolong, but cafés and the sea call for a scooter.

Tumbak Bayuh 1BR: villa courtyard with a pool and a sliding glass wall to the living room
Pererenan · Badung · Tumbak Bayuh
  • Pererenan Beach≈ 3.6 km, straight line
  • Batu Bolong Beach≈ 3.1 km, straight line
  • Tanah Lot≈ 6.1 km, straight line
  • Seminyak (Petitenget)≈ 5.9 km, straight line
  • Ngurah Rai Airport≈ 14 km, straight line

Buyers get a lower entry price than central Canggu and a villa with a pool. The cost is distance, since beaches and restaurants are out of walking range.

Tumbak Bayuh · Pererenan · خريطة Google

دليل المنطقة وكل عقاراتها

إجابات مباشرة

أسئلة عن Tumbak Bayuh by Kaluna · 1BR villa

What does Rise Real Bali charge when I buy the Tumbak Bayuh 1BR?

Nothing. Kaluna pays our commission, so Rp 1.60 bn is your price. Checks before the deposit are on us. For this villa we cover the 30 + 20 lease, the plot's zone against RDTR, the PBG number and the company. The 10% rental tax isn't in the price, so we count it separately.

Can I buy the 1BR villa from abroad?

Yes. We tour it on Zoom and a notary signs for you on a power of attorney. Handover is stated for November 2027. Payments come in stage tranches that we verify on site, and we release the last one against the documents and our inspection.

Where do the yield numbers come from?

We use about Rp 1.2 million a night, drawn from comparable Pererenan properties and adjusted for a small one-bedroom villa. The base case assumes 40% occupancy with professional management. Operating costs take 16% of revenue. That nets about Rp 152 million a year, 9.5% of the price, as our estimate and not a guarantee.

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