PERERENAN · ID RR-5741

Tumbak Bayuh by Kaluna: three-bedroom villa, 101 m², Pererenan

The only three-bedroom in the project covers 101 m² on an 83.5 m² plot, with a living room and a courtyard pool. It costs Rp 3.72 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
  • 3bedrooms
  • 101 m²living area
  • 83.5 m²plot
  • Leasehold30 + 20 years
  • Nov 2027handover

العقار

What you get

This is the senior format of Tumbak Bayuh and the only one of its kind: 101 m² on an 83.5 m² plot. The courtyard is clearly bigger than on the smaller lots, so the pool fits without crowding. We didn't find the 3BR price in the developer's availability chart, and we're confirming it in writing.

A large family or two couples can use it on holiday, and groups of up to six guests can book it when it's rented out. The villa is semi-furnished, with the kitchen, plumbing and pool included, and you furnish it yourself. The rental tax of 10% sits above the price.

The nearest comparable format in the area is a two-bedroom villa, so we price the nights from those and adjust upward for the extra space: about Rp 2.5 million. Occupancy cases are 35%, 45% and 55%, with 45% as the base. Operating costs take 16% of revenue. The base case nets roughly Rp 342 million a year, 9.2% of the price.

المطور: Kaluna Development، كل المشاريع والشروط

حساب هذا العقار

عائد Tumbak Bayuh by Kaluna · 3BR villa: الإجمالي والصافي

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 2.5 million, set from two-bedroom villas nearby and adjusted for space, less management, tax, wear and upkeep.

إجمالي 10.9%≈ 407 مليون روبية سنوياً بإشغال 45% و2.5 مليون روبية لليلة صافٍ 9.2%≈ 342 مليون روبية سنوياً · الاسترداد خلال ≈ 10.9 سنة
  • إيراد الإيجار الإجمالي407 مليون روبية10.9% من السعر · سعر الليلة 2.5 مليون روبية، الإشغال 45%
  • Operating costs65.1 مليون روبية16% of revenue
  • الصافي لك342 مليون روبية9.2% من السعر · الاسترداد خلال ≈ 10.9 سنة
سيناريوهات الإشغال: Tumbak Bayuh by Kaluna · 3BR villa
الإشغالالدخل الإجماليالمصاريف 16%الصافي% من السعرفترة استرداد رأس المال
35%cautious317 مليون روبية50.7 مليون روبية266 مليون روبية7.2%14.0 سنة
45%base407 مليون روبية65.1 مليون روبية342 مليون روبية9.2%10.9 سنة
55%strong497 مليون روبية79.6 مليون روبية418 مليون روبية11.2%8.9 سنة

The base case is 45% occupancy with professional management; 35% is cautious and 55% is strong.

من أين الأرقام

أرقام المطور
لا تذكر مواد المطور أي عائد، لذلك يعتمد النموذج على بيانات السوق وحدها.
سعر الليلة
2.5 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 35%، وأساسي 45%، وقوي 55%.
المصاريف
16% من الإيراد: المصاريف التشغيلية للعقار.
عقارات مماثلة
Tumbak Bayuh by Kaluna · 1BR villa: 9.5% صافٍ بإشغال 40%; Tumbak Bayuh by Kaluna · 2BR villa: 10.0% صافٍ بإشغال 40%; 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

This villa sits on a leasehold of 30 years with a 20-year extension, counted from handover. You reserve with a 10% deposit, sign a PPJB and register the lease at a notary. The price of the 3BR still needs the developer's written confirmation, and the PBG and the zone are on our request list.

الملكية والتراخيص: Tumbak Bayuh by Kaluna · 3BR 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 count from the day of handover, which leaves the full 30 years with you, plus the extension on paper.
ZoningResidential, per the developerBecause nightly rental needs tourism zoning, an RDTR extract has to clear this plot first.
Building approval (PBG)PBG and SLF in progressWe request the PBG number and its copy before you deposit anything.
DeveloperKaluna developmentWe check the entity behind Kaluna and its delivered projects.
Certificate of occupancy (SLF)After constructionAn SLF unlocks the rental license, so we pace payments to construction 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 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, poolFurnishing is on you. The finishing specification becomes 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 · 3BR villa

  1. ReservationReserving this villa takes a deposit of 10% of its price.
  2. Construction stagesFive stage tranches (30, 20, 15, 15 and 10 percent) follow, with stage names requested for this lot.
  3. HandoverYou settle the balance against the documents and our on-site inspection.

Cash prices are in the developer's list. Installments add 1.5–5%, a 10% rental tax goes on top and a bank guarantee costs a 1% admin fee.

الموقع

الموقع: Tumbak Bayuh · Pererenan

North of the Pererenan beaches, the area is residential and quiet, with less noise than Batu Bolong. You'll ride to cafés and the sea.

Tumbak Bayuh 3BR: living room with stairs to the upper level and built-in shelves
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

The entry price beats central Canggu, and the villa has a pool. Beaches and restaurants lie beyond walking distance.

Tumbak Bayuh · Pererenan · خريطة Google

دليل المنطقة وكل عقاراتها

إجابات مباشرة

أسئلة عن Tumbak Bayuh by Kaluna · 3BR villa

What does Rise Real Bali charge when I buy the Tumbak Bayuh 3BR?

Nothing. Kaluna covers our commission and you pay the villa's price. We fund the checks ahead of the deposit: the 30 + 20 lease, the zone against RDTR, the PBG number and the company. We also confirm the 3BR price with the developer in writing.

Can I buy the 3BR villa without flying out?

Yes. We tour it on Zoom, and a notary acts under your power of attorney. The villa is under construction, with handover stated for November 2027. We check each stage on site, and the last payment follows the documents and our acceptance of the villa.

Where do the yield numbers come from?

No three-bedroom comparables exist nearby, so we take the nearest format, two-bedroom villas, and adjust upward for space. That gives about Rp 2.5 million a night. The base case assumes 45% occupancy with professional management, and costs take 16% of revenue. The result is roughly Rp 342 million a year, 9.2% of the price, as our estimate.

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