ULUWATU · ID RR-5838

Arawa Villas: two-bedroom villa, 106 m², Balangan

At Rp 3.01 bn, this two-story villa in Balangan gives you 106 m², two bedrooms, a private pool and a terrace. The plot is 92–105 m², and the lease is 29 + 30 years. Handover is planned for December 2026.

Lokal w projekcie Arawa Villas

  • Leasehold 29 + 30 years
  • Under construction
  • Private pool
  • 2bedrooms
  • 106 m²house area
  • 92–105 m²plot
  • Leasehold29 + 30 years
  • 2floors

Nieruchomość

What you get

This villa is the only layout Arawa Villas has on sale right now. The ground floor covers 51 m² and the upper floor 54 m². The plot is compact, but the pool and the terrace belong to this house alone.

A couple or a small family that wants two separate bedrooms fits the format. The developer puts Balangan Beach five minutes away and Bingin thirteen.

We assume about Rp 2.3 million a night, the median for two-bedroom villas in Uluwatu. Occupancy cases are 30%, 40% and 50%, with 40% as the base. Operating costs come off revenue as one line at 16%. After them you keep roughly Rp 282 million a year in the base case, 9.4% of the price.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Arawa Villas · willa z 2 sypialniami, 106 m²: brutto i netto

The developer quotes a yield of 15% a year and doesn't say what it's based on. Below is our model: a nightly rate of Rp 2.3 million for a two-bedroom villa, with operating costs deducted from revenue.

Brutto 11,2%≈ Rp 336 mln rocznie przy obłożeniu 40% i cenie Rp 2,3 mln za noc Netto 9,4%≈ Rp 282 mln rocznie · okres zwrotu ≈ 10,7 lat
  • Przychód z najmu bruttoRp 336 mln11,2% ceny · Rp 2,3 mln za noc, obłożenie 40%
  • Operating costsRp 53,8 mln16% of revenue
  • Zostaje nettoRp 282 mln9,4% ceny · okres zwrotu ≈ 10,7 lat
Scenariusze obłożenia: Arawa Villas · willa z 2 sypialniami, 106 m²
ObłożeniePrzychód bruttoKoszty 16%Netto% cenyOkres zwrotu
30%cautiousRp 252 mlnRp 40,3 mlnRp 212 mln7,0%14,2 lat
40%baseRp 336 mlnRp 53,8 mlnRp 282 mln9,4%10,7 lat
50%strongRp 420 mlnRp 67,2 mlnRp 353 mln11,7%8,5 lat

Base is 40% occupancy under professional management; cautious is 30% and strong is 50%.

Skąd te liczby

Dane dewelopera
The developer quotes a yield of 15% a year and doesn't say what it's based on. Below is our model: a nightly rate of Rp 2.3 million for a two-bedroom villa, with operating costs deducted from revenue. Pokazujemy tak, jak podaje deweloper. Nie wchodzi to do naszego modelu.
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 30%, bazowy 40% i optymistyczny 50%.
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 comes with 29 years of leasehold and a 30-year extension that the contract spells out. You reserve, sign a PPJB and register the lease at a notary. The developer's materials show a PBG and an SLF, which we compare against the finished building. The rental license stays on our list.

Prawo i pozwolenia: Arawa Villas · willa z 2 sypialniami, 106 m²
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 term29 + 30 yearsYour years count from handover, and the extension is set out in the lease deed.
ZoningTo confirmWe compare the plot with an RDTR extract before the deposit.
Building approval (PBG)PBG, per the developer's materialsWe check the PBG number and extract against what's going up on the plot.
DeveloperArawa DevelopmentsWe review Arawa Developments and the villas it has handed over.
Certificate of occupancy (SLF)Obtained, per the developer's materialsWe verify the certificate itself before you make the last payment.
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 confirmWhatever the furniture list contains goes into the contract as an 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 Arawa Villas · willa z 2 sypialniami, 106 m²?

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

Warunki

Harmonogram wpłat – Arawa Villas · willa z 2 sypialniami, 106 m²

  1. DepositA 10% deposit secures the villa once the first check is done.
  2. After due diligence55% of the price falls due after the legal review.
  3. Monthly installmentsThe developer's note lists three payments of 6.5% for August to October.
  4. Handover2.5% is due in December, when the keys change hands.

Only 87% of the price is accounted for in the listed payments. The rest, and the dates, go into the PPJB, and we ask which installments are still due.

Położenie

Położenie: Balangan · Uluwatu

The beach side of the Bukit: surf, compact buildings and a drive to big shops and schools.

Arawa Villas 2BR: general view of the villa complex
Uluwatu · Badung · Balangan
  • Balangan Beach5 min, per the developer
  • Dreamland9 min, per the developer
  • Bingin13 min, per the developer
  • Ngurah Rai Airport≈ 7.2 km, straight line

Balangan sells on the beach and the waves. A scooter or car handles errands.

Balangan · Uluwatu · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Arawa Villas · willa z 2 sypialniami, 106 m²

What does Rise Real Bali charge when I buy the Arawa Villas 2BR?

Nothing. The developer pays our commission and you pay Rp 3.01 bn. The checks before the deposit are ours to fund. We read the 29 + 30 lease and its extension clause, compare the zone with RDTR, and request the PBG number, its extract and the company details.

Can I buy the 2BR villa from abroad?

Yes. We run the viewing on Zoom, and a notary works under your power of attorney. We accept the villa on site. Handover is planned for December 2026, and we want the full payment schedule checked against the contract before the deposit. The last payment follows the documents.

Where do the yield numbers come from?

We use about Rp 2.3 million a night, based on comparable Uluwatu properties and adjusted for a two-bedroom villa. The base case assumes 40% occupancy with professional management. Operating costs take 16% of revenue. That leaves roughly Rp 282 million a year, 9.4% of the price. It's our estimate, not guaranteed income.

Oferty

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