PERERENAN · ID RR-5749

Watu Tula: one-bedroom villa, 70 m², in Pererenan

At 70 m² (≈ 750 sq ft) on a 52 m² plot, this one-bedroom villa is the entry point to Watu Tula. The living-kitchen room opens to a terrace. Tourism zone, 30 + 25 year lease, handover May 2027. The price is Rp 2.92 bn.

وحدة في Watu Tula · الوحدات المعروضة: 2

  • Leasehold 30 + 25 years
  • Under construction
  • Management 20%
  • 1bedroom
  • 1bathroom
  • 70 m²house size
  • 52 m²plot
  • Leasehold30 + 25 years

العقار

What you get

The 70 m² villa gets you into the project. Living room and kitchen share the ground floor, and the bedroom sits on the second level, reached by the spiral staircase you see in the living room renders.

Couples and remote workers take this format for weeks at a time. The nightly rate is lower than a large villa's, but occupancy runs steadier.

We assume about Rp 1.3 million a night, taken from studios in the area, since the catalog has no one-bedroom villas in Pererenan. Occupancy: 66% base, 56% cautious, 76% strong. Operating costs of 16% of revenue leave the base case with roughly Rp 269 million a year, 9.2% of the price.

حساب هذا العقار

عائد Watu Tula · 1BR villa: الإجمالي والصافي

The developer doesn't publish a yield for this villa. Below is our model, using about Rp 1.3 million a night and deducting the management company, tax, wear and upkeep.

إجمالي 10.9%≈ 320 مليون روبية سنوياً بإشغال 66% و1.3 مليون روبية لليلة صافٍ 9.2%≈ 269 مليون روبية سنوياً · الاسترداد خلال ≈ 10.9 سنة
  • إيراد الإيجار الإجمالي320 مليون روبية10.9% من السعر · سعر الليلة 1.3 مليون روبية، الإشغال 66%
  • Operating costs51.2 مليون روبية16% of revenue
  • الصافي لك269 مليون روبية9.2% من السعر · الاسترداد خلال ≈ 10.9 سنة
سيناريوهات الإشغال: Watu Tula · 1BR villa
الإشغالالدخل الإجماليالمصاريف 16%الصافي% من السعرفترة استرداد رأس المال
56%cautious271 مليون روبية43.4 مليون روبية228 مليون روبية7.8%12.8 سنة
66%base320 مليون روبية51.2 مليون روبية269 مليون روبية9.2%10.9 سنة
76%strong368 مليون روبية58.9 مليون روبية309 مليون روبية10.6%9.4 سنة

Professionally managed, the villa books 66% in our base case, 56% in the cautious case and 76% in the strong one.

من أين الأرقام

أرقام المطور
لا تذكر مواد المطور أي عائد، لذلك يعتمد النموذج على بيانات السوق وحدها.
سعر الليلة
1.3 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 56%، وأساسي 66%، وقوي 76%.
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%; Tumbak Bayuh by Kaluna · 3BR villa: 9.2% صافٍ بإشغال 45%.
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 lease on this villa lasts 29 years and 11 months, extendable by 25 years with priority. We count from handover and record the extension in the contract. A PPJB follows our checks, then the lease at a notary. The permit is in process.

الملكية والتراخيص: Watu Tula · 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 29 years and 11 months, with a priority 25-year extension. We count the remainder from handover and put the extension terms in the contract.
ZoningTourism zone (W), per the developerAn RDTR extract confirms the zone before your deposit.
Building approval (PBG)In processWe ask for the permit number and its extract ahead of the deposit.
DeveloperPT Rumah ArchipelagoWe check the company and the projects it has handed over.
Certificate of occupancy (SLF)After constructionThe rental license waits on the SLF, so your payments follow building 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 handoverContents 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 Watu Tula · 1BR villa

  1. ReservationA reservation deposit holds the villa; we're confirming the amount.
  2. Construction stagesTranches follow building stages, and we request the schedule for your villa.
  3. HandoverYour last payment goes out against the document pack.

No payment plan appears in the developer's materials. We fix one in the PPJB once due diligence is done.

الموقع

الموقع: Pererenan · Canggu

Rice fields, a beach and cafés sit minutes from here by scooter, which keeps a one-bedroom easy to rent. Land is cheaper than Berawa, and the neighbors keep building.

Watu Tula 1BR: row of villas with glass facades and a green field
Pererenan · Badung · Mengwi
  • Echo Beach (straight line)≈ 0.9 km
  • Tanah Lot Temple (straight line)≈ 4.7 km
  • Seminyak center (straight line)≈ 7.2 km
  • Ngurah Rai Airport (straight line)≈ 12 km

You pay less than in Berawa for the same Canggu access. Supply nearby is growing.

Pererenan · Canggu · خريطة Google

دليل المنطقة وكل عقاراتها

إجابات مباشرة

أسئلة عن Watu Tula · 1BR villa

What do you charge for the Watu Tula 1BR villa?

Nothing for you. The developer funds our fee, and you pay the list price. For this villa we check the 29 years 11 months lease with its priority 25-year extension, the W zone against the zoning record, the company details and the permit number before any deposit.

Can I buy this Watu Tula villa without visiting Bali?

Yes. You see it over video, a notary signs under your power of attorney, and we inspect the villa for you. The build is under way for May 2027 handover. We request a tranche schedule, verify each stage, and send the last payment against the documents.

How did you reach the Watu Tula 1BR yield?

We begin with about Rp 1.3 million a night, taken from studios in Pererenan since no comparable one-bedroom villas exist in our catalog. At 66% occupancy under professional management and 16% operating costs, roughly Rp 269 million a year stays, or 9.2% of the price.

Who rents a 70 m² one-bedroom villa in Pererenan?

Couples and remote workers, usually for several weeks. They give up a big villa's space for a quieter street and a short ride to Echo Beach. Their stays are long, so occupancy holds steadier than the nightly rate suggests.

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