PERERENAN · ID RR-5740

Tumbak Bayuh by Kaluna: two-bedroom villa, 69.5 m², Pererenan

Three of the six villas are this format: 69.5 m², two bedrooms upstairs, kitchen and living room below, and a pool in the courtyard. Each lot is priced at Rp 2.29 bn. Leasehold is 30 + 20 years, and handover is planned for November 2027.

وحدة في Tumbak Bayuh by Kaluna · الوحدات المعروضة: 3

  • Leasehold 30 + 20 years
  • Under construction
  • Pool courtyard
  • 2bedrooms
  • 69.5 m²living area
  • 48 m²plot
  • Leasehold30 + 20 years
  • Nov 2027handover

العقار

What you get

The two-bedroom is the project's main format, with three of six lots. The 69.5 m² house stands on a 48 m² plot, and a glass wall separates the living room from the pool courtyard. Bedrooms are on the upper level, and a kitchen with a table for the whole family sits below.

Two couples or a family with children can use it for holidays and long stays. The villa arrives semi-furnished: the kitchen, plumbing and pool come from the developer, and you choose furniture and appliances. The small plot is the price of a low entry, and a 2BR budget runs well under villas with bigger yards.

We price the nights at about Rp 1.9 million, based on comparable two-bedroom villas nearby and trimmed for the small yard. Occupancy cases are 30%, 40% and 50%, with 40% as the base. Operating costs take 16% of revenue. The base case nets roughly Rp 228 million a year, 10.0% of the price.

المطور: Kaluna Development، كل المشاريع والشروط

حساب هذا العقار

عائد Tumbak Bayuh by Kaluna · 2BR villa: الإجمالي والصافي

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 1.9 million for a two-bedroom villa with a small yard, less management, tax, wear and upkeep.

إجمالي 11.8%≈ 271 مليون روبية سنوياً بإشغال 40% و1.9 مليون روبية لليلة صافٍ 10.0%≈ 228 مليون روبية سنوياً · الاسترداد خلال ≈ 10.0 سنة
  • إيراد الإيجار الإجمالي271 مليون روبية11.8% من السعر · سعر الليلة 1.9 مليون روبية، الإشغال 40%
  • Operating costs43.4 مليون روبية16% of revenue
  • الصافي لك228 مليون روبية10.0% من السعر · الاسترداد خلال ≈ 10.0 سنة
سيناريوهات الإشغال: Tumbak Bayuh by Kaluna · 2BR villa
الإشغالالدخل الإجماليالمصاريف 16%الصافي% من السعرفترة استرداد رأس المال
30%cautious204 مليون روبية32.6 مليون روبية171 مليون روبية7.5%13.4 سنة
40%base271 مليون روبية43.4 مليون روبية228 مليون روبية10.0%10.0 سنة
50%strong339 مليون روبية54.3 مليون روبية285 مليون روبية12.4%8.0 سنة

Base is 40% occupancy with professional management, cautious is 30% and strong is 50%.

من أين الأرقام

أرقام المطور
لا تذكر مواد المطور أي عائد، لذلك يعتمد النموذج على بيانات السوق وحدها.
سعر الليلة
1.9 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 · 1BR villa: 9.5% 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

Your 2BR comes with a leasehold of 30 years and a 20-year extension that the contract spells out. Counting begins at handover. Reserve with a 10% deposit, sign a PPJB and register the lease at a notary. Because the plot is listed as residential, we check whether short-term rental fits the zone first.

الملكية والتراخيص: Tumbak Bayuh by Kaluna · 2BR 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 yearsWe start the count at handover, so you hold the whole 30 years, and the extension is a contract clause.
ZoningResidential, per the developerShort-term rental needs tourism zoning, and an RDTR extract settles which one applies here.
Building approval (PBG)PBG and SLF in progressWe ask Kaluna for the PBG number and a copy, and we note the date they send it.
DeveloperKaluna developmentOur review of Kaluna covers the company and the houses it has already delivered.
Certificate of occupancy (SLF)After constructionYour tranches follow stages, since the rental license cannot be issued without an SLF.
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, poolFurniture and appliances are your purchase; the finishing spec 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 · 2BR villa

  1. ReservationA deposit of 10% takes your lot off the market.
  2. Construction stagesFive tranches (30, 20, 15, 15 and 10 percent) follow building stages, and we ask for the stage names per lot.
  3. HandoverThe final payment follows the document pack and our inspection of the villa.

List prices assume cash. Paying in installments adds 1.5–5%, rental tax of 10% is extra, and a bank guarantee costs a 1% admin fee.

الموقع

الموقع: Tumbak Bayuh · Pererenan

A quiet residential pocket north of the Pererenan beaches, calmer than Batu Bolong. Cafés and the sea sit a short scooter ride away.

Tumbak Bayuh 2BR: two-bedroom villa courtyard, pool and a timber canopy over the terrace
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

People pick it for the lower entry price than central Canggu. Without a scooter or car, the beach and restaurants are out of reach.

Tumbak Bayuh · Pererenan · خريطة Google

دليل المنطقة وكل عقاراتها

إجابات مباشرة

أسئلة عن Tumbak Bayuh by Kaluna · 2BR villa

What does Rise Real Bali charge when I buy a Tumbak Bayuh 2BR?

Nothing. Kaluna pays us, and you pay Rp 2.29 bn. Checks before your deposit cost you nothing. For the 2BR we read the 30 + 20 lease, compare the zone with RDTR, request the PBG number and check the company. An installment plan runs 1.5–5% above the cash price.

Can I buy a 2BR villa without visiting Bali?

Yes. The viewing runs on Zoom, and a notary signs for you under a power of attorney. The villa is under construction with handover stated for November 2027. We verify each stage on site, so every tranche and the final payment follow what's built.

Where do the yield numbers come from?

We start at about Rp 1.9 million a night, from comparable two-bedroom villas in Pererenan, and trim it for the small yard. The base case assumes 40% occupancy with professional management. Operating costs take 16% of revenue. That nets roughly Rp 228 million a year, 10.0% of the price. It's our estimate, not guaranteed income.

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