PERERENAN · ID RR-5750

Watu Tula: two-bedroom villa, 105 m², in Pererenan

A two-bedroom villa of 105 m² (≈ 1,130 sq ft) on a 55 m² plot, with a double-height living room and a kitchen with a marble counter. Tourism zone, 30 + 25 year lease, handover May 2027. It costs Rp 3.63 bn.

وحدة في Watu Tula · الوحدات المعروضة: 2

  • Leasehold 30 + 25 years
  • Under construction
  • Management 20%
  • 2bedrooms
  • 2bathrooms
  • 105 m²house size
  • 55 m²plot
  • Leasehold30 + 25 years

العقار

What you get

The 105 m² villa is the largest in the project. Some villas face the rice fields, and we'll confirm the view for your lot.

Two bedrooms suit a family or two couples. Glass facades bring in light, and we're asking for the sound insulation spec.

The model uses about Rp 2.5 million a night, the level of the two-bedroom villa row in Pererenan. Occupancy: 45% base, 35% cautious, 55% strong. After operating costs at 16% of revenue the base case yields about Rp 342 million a year, 9.4% of the price.

حساب هذا العقار

عائد Watu Tula · 2BR villa: الإجمالي والصافي

The developer doesn't publish a yield for this villa. Below is our model: a rate near Rp 2.5 million a night minus operating costs.

إجمالي 11.2%≈ 407 مليون روبية سنوياً بإشغال 45% و2.5 مليون روبية لليلة صافٍ 9.4%≈ 342 مليون روبية سنوياً · الاسترداد خلال ≈ 10.6 سنة
  • إيراد الإيجار الإجمالي407 مليون روبية11.2% من السعر · سعر الليلة 2.5 مليون روبية، الإشغال 45%
  • Operating costs65.1 مليون روبية16% of revenue
  • الصافي لك342 مليون روبية9.4% من السعر · الاسترداد خلال ≈ 10.6 سنة
سيناريوهات الإشغال: Watu Tula · 2BR villa
الإشغالالدخل الإجماليالمصاريف 16%الصافي% من السعرفترة استرداد رأس المال
35%cautious317 مليون روبية50.7 مليون روبية266 مليون روبية7.3%13.6 سنة
45%base407 مليون روبية65.1 مليون روبية342 مليون روبية9.4%10.6 سنة
55%strong497 مليون روبية79.6 مليون روبية418 مليون روبية11.5%8.7 سنة

We expect 45% base occupancy with professional management, 35% in a cautious year and 55% in a strong year.

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%; 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

The villa is leased for 29 years and 11 months, with a 25-year extension that carries priority. Handover starts the clock, and the contract fixes the extension. After our checks you sign a PPJB, then the lease deed at a notary. The SLF waits until construction ends.

الملكية والتراخيص: Watu Tula · 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 + 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

هلا، معك جوستي. أرسل لك قائمة الأسعار الكاملة وخطة السداد لـ Watu Tula · 2BR villa؟

اترك رقمك على واتساب وأرسلها لك اليوم، مع حساب العائد الصافي.

الشروط

جدول دفعات Watu Tula · 2BR 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.

The developer publishes no payment plan. We settle one after due diligence and record it in the PPJB.

الموقع

الموقع: Pererenan · Canggu

Pererenan is Canggu's calmer extension, with rice fields, a beach and cafés near. Land costs less than Berawa, and the construction around you is the trade.

Watu Tula 2BR: 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

The pitch is price against Canggu access. The catch is more building and more rival supply.

Pererenan · Canggu · خريطة Google

دليل المنطقة وكل عقاراتها

إجابات مباشرة

أسئلة عن Watu Tula · 2BR villa

What does Rise Real Bali charge for the Watu Tula 2BR?

No cost to you. The list price is the developer's and the commission comes from its side. For the 105 m² villa we examine the 29 years 11 months lease and 25-year extension, the tourism zone on the zoning record, the company and the PBG.

Can I buy the 105 m² Watu Tula villa remotely?

Yes. A video tour stands in for the trip, and a notary signs for you. We accept the villa locally. Construction heads to a May 2027 handover, so tranches follow stages we verify on site, and the final one is paid against the papers.

Where do the Watu Tula 2BR yield numbers come from?

We use about Rp 2.5 million a night from two-bedroom villas in Pererenan, with 45% base occupancy, lower than our other cases because rival supply is heavy. After 16% operating costs about Rp 342 million a year remains, or 9.4% of the price. It's an estimate.

Will my Watu Tula villa face the rice fields?

Some villas in the project do. We don't know which lots until the developer confirms, so we ask for the lot, the view and the sound insulation spec before you reserve. Glass facades bring light, and noise from the street is the point to check.

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