ULUWATU · ID RR-5800

Anjuna Palms: two-bedroom villa, 127.5 m², in Uluwatu

A two-bedroom villa of 127.5 m² (≈ 1,375 sq ft) at Anjuna Palms in Uluwatu has a courtyard pool, a double-height living room and a stone wall. The lease runs 28 years to 2054, plus a 20-year extension. The price is Rp 4.96 bn.

Lokal w projekcie Anjuna Palms

Leasehold 28 + 20 years
Completed
Courtyard pool

2bedrooms
127.5 m²living area
Leasehold28 + 20 years
Courtyardwith a pool

Nieruchomość

What you get

This is the only Anjuna Palms unit on sale: two bedrooms and 127.5 m², with a courtyard, a pool and a stone wall. The living room rises two floors, and a staircase leads up to the bedrooms.

A couple or two couples will book it for surf, beaches and sunsets, since the ocean is close. Uluwatu rents unevenly through the year, so we pick the rate and occupancy with that in mind.

Here's the model. The nightly rate is Rp 2.3 million, our benchmark for two-bedroom villas in Uluwatu. Occupancy is 65% in the base case, 55% cautious and 75% strong. We deduct 16% of revenue for operating costs. The base case leaves about Rp 459 million a year, 9.3% of the price.

Cena

Rp 4,96 mld

Developer's price. The developer pays our commission.

Cena w rupiach indonezyjskich (IDR). Cennik dewelopera przeliczamy na rupie po jednym stałym kursie dla całej strony (17 700 IDR za jednostkę waluty cennika). Ostateczną kwotę do zapłaty ustala umowa sprzedaży. Model przychodu to szacunek Rise Real Bali, stawka i obłożenie – według porównywalnych nieruchomości w okolicy z profesjonalnym zarządzaniem.

OwnershipLeasehold 28 + 20 years
Size127.5 m²
StageCompleted

Gusti AyuDoradczyni · Rise Real Bali · Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Anjuna Palms · willa z 2 sypialniami, 127,5 m²?

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Leave your number in the form below and we'll send this villa's document pack, an income model at your own occupancy and a recorded call with a broker.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Anjuna Palms · willa z 2 sypialniami, 127,5 m²: brutto i netto

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 2.3 million, with operating costs deducted from revenue.

Brutto 11,0%≈ Rp 546 mln rocznie przy obłożeniu 65% i cenie Rp 2,3 mln za noc Netto 9,3%≈ Rp 459 mln rocznie · okres zwrotu ≈ 10,8 lat

16%Operating costs 84%Zostaje na czysto

Przychód z najmu bruttoRp 546 mln11,0% ceny · Rp 2,3 mln za noc, obłożenie 65%
Operating costsRp 87,3 mln16% of revenue · management, tax, wear and upkeep
Zostaje nettoRp 459 mln9,3% ceny · okres zwrotu ≈ 10,8 lat

Scenariusze obłożenia: Anjuna Palms · willa z 2 sypialniami, 127,5 m²
Obłożenie	Przychód brutto	Koszty 16%	Netto	% ceny	Okres zwrotu
55%cautious	Rp 462 mln	Rp 73,9 mln	Rp 388 mln	7,8%	12,8 lat
65%base	Rp 546 mln	Rp 87,3 mln	Rp 459 mln	9,3%	10,8 lat
75%strong	Rp 630 mln	Rp 101 mln	Rp 529 mln	10,7%	9,4 lat

The base case assumes 65% occupancy with a professional manager. Cautious is 55%, strong is 75%.

Skąd te liczby

Dane dewelopera: Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
Cena za noc: Rp 2,3 mln – nasz szacunek dla lokalizacji: na podstawie porównywalnych obiektów w okolicy z profesjonalnym zarządzaniem, z korektą o typ, powierzchnię i standard wykończenia.
Obłożenie: Hotele na Bali miały w 2025 r. średnio 73,2% obłożenia (Horwath HTL / C9 Hotelworks). Dla najmu z profesjonalnym operatorem liczymy trzy scenariusze: ostrożny 55%, bazowy 65% i optymistyczny 75%.
Koszty: 16% przychodu: koszty operacyjne obiektu.
Porównywalne oferty: AZORIA Solea: 9,7% netto przy obłożeniu 55%; AZORIA Imperio: 10,1% netto przy obłożeniu 60%; AZORIA Cabana: 10,0% netto przy obłożeniu 49%.
Raporty i dane: Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (marzec 2026); Colliers — Bali Hotel Market Report Q2 2026; nasz raport rynkowy Bali 2026; stopa zwrotu z willi w Canggu i Pererenan.

To szacunek Rise Real Bali, a nie gwarancja dochodu. Cenę za noc i obłożenie przeliczamy dla konkretnego lokalu i operatora najmu, dane nieruchomości pochodzą z materiałów dewelopera. Metodę i to, czego nie gwarantujemy, opisujemy w informacjach prawnych.

Poproś o wyliczenie na WhatsApp

Własność

Jakie prawo kupujesz i w jakim stanie są dokumenty

The villa is a leasehold. The 28-year base term runs to 2054, and a 20-year extension follows. You sign the agreement, a notary registers it, and the rest is paid against the document pack. The house is finished, yet we're confirming the PBG and SLF. We pass you those numbers before you reserve, since the rental license hangs on them.

Prawo i pozwolenia: Anjuna Palms · willa z 2 sypialniami, 127,5 m²
Form of ownership	LeaseholdForeigners 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 term	28 + 20 yearsTwenty-eight years run to 2054. From your purchase date we calculate the remainder and secure the extension in writing.
Zoning	To confirmPermitted use of the plot is verified with an RDTR extract before you put down a deposit.
Building approval (PBG)	To confirmWe ask the developer for the permit number and a copy.
Developer	Kaluna development, entity to confirmOur review covers the company that built the villas and its earlier handovers.
Certificate of occupancy (SLF)	To confirmRental licensing needs an SLF. The developer gives us its status in writing before a deposit.
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 nominee	Not 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 escrow	None, 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 handover	To confirmFurniture and appliances are listed in 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 AyuDoradczyni · Rise Real Bali

Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Anjuna Palms · willa z 2 sypialniami, 127,5 m²?

Zostaw numer WhatsApp – wyślę je jeszcze dziś, razem z wyliczeniem stopy zwrotu netto.09:41

Warunki

Harmonogram wpłat – Anjuna Palms · willa z 2 sypialniami, 127,5 m²

ReservationA deposit holds the villa; we're confirming the amount.
PaymentsNo published schedule exists, so we request one for this villa.
HandoverYou settle the last payment when the full documents are in hand.

Because the developer shows no payment plan, the PPJB will carry the order we negotiate after due diligence.

Położenie

Położenie: Coast · Uluwatu

This stretch of Uluwatu is all surf, beaches and sunsets, which is what a two-bedroom guest comes for. Dinner on the cliffs is close; the airport is not, at roughly 40 minutes.

Anjuna Palms 2BR: rows of villas with dark roofs and the ocean beyond — Uluwatu · Badung · Bukit

Suluban Beach (Single Fin)≈ 1 km, straight line
Padang Padang Beach≈ 1 km, straight line
Uluwatu Temple≈ 2 km, straight line
Ngurah Rai Airport≈ 11 km, straight line

A couple arrives for the waves and the dusk. Cliffside dinners are near, and the airport is far.

Coast · Uluwatu · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Co jest w pobliżu

Okolica

Do 1 km od nieruchomości

85hotels
45restaurants
11cafés
10shops
6sights
6spas
3bars

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Miejsca i odległości: dane OpenStreetMap, © autorzy OpenStreetMap. Odległości w linii prostej od nieruchomości.

Konkretne odpowiedzi

Pytania o Anjuna Palms · willa z 2 sypialniami, 127,5 m²

What does Rise Real Bali charge on the Anjuna Palms 2BR?

Nothing. The developer's price is the price you pay, and the developer covers our commission. We pay for the checks that come before a deposit. On this villa we go through the lease to 2054 and its extension, compare the zone with RDTR, and ask for the developer's entity, the PBG number and a copy.

Can I buy this two-bedroom villa from abroad?

Yes. You see the house on Zoom, and a notary with your power of attorney signs. We take it over for you. It's marked completed, though the PBG and SLF status is still with the developer. There's no published schedule, so we request one for the unit and release the final payment against the documents.

Where do the yield numbers come from?

We take a nightly rate near Rp 2.3 million from comparable managed villas in Uluwatu and adjust it for two bedrooms. Base occupancy of 65% reflects our segment with professional management. Operating costs take 16% of revenue. This is a Rise Real Bali estimate, not guaranteed income.

Can I rent the villa out nightly right now?

Not yet. A nightly rental license (NIB) needs a valid SLF, and we're confirming its status with the developer. Until you hold the license, we model long-term rental only. We report both documents to you in writing before any deposit leaves your account.

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