SANUR · ID RR-5758

Cassandra 1: three-bedroom villa, 121 m², in Sanur

A three-bedroom, 121 m² (≈ 1,300 sq ft) villa in Sanur wraps around a courtyard with a timber deck and a small pool. The lease is 28 years plus a priority 30-year extension, and the house is complete. It costs Rp 7.96 bn.

Lokal w projekcie Cassandra 1 · lokale w katalogu: 2

Leasehold 28 + 30 years
Completed
Courtyard pool

3bedrooms
121 m²living area
Leasehold28 + 30 years
Courtyardwith a pool

Nieruchomość

What you get

The three-bedroom is the smaller of the two Cassandra 1 types. The house is built around a courtyard: a timber deck, a small pool with loungers, and sliding doors from the living room.

It suits a family or a group of up to six. The enclosed courtyard with a pool sells the villa, and Sanur draws families with its calm sea, a seafront path for cyclists, and schools and clinics close by.

Here's the model. We use Rp 4.4 million a night, our benchmark for three-bedroom villas on the east and south of the island. Occupancy is 54% in the base case, 44% cautious and 64% strong. Operating costs take 16% of revenue. The base case leaves about Rp 733 million a year, 9.2% of the price.

Deweloper: Vibe Development. Wszystkie projekty i warunki

Cena

Rp 7,96 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 + 30 years
Size121 m²
StageCompleted

Gusti AyuDoradczyni · Rise Real Bali · Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Cassandra 1 · willa z 3 sypialniami, 121 m²?

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

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Cassandra 1 · willa z 3 sypialniami, 121 m²: brutto i netto

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 4.4 million, with operating costs taken off revenue.

Brutto 10,9%≈ Rp 872 mln rocznie przy obłożeniu 54% i cenie Rp 4,4 mln za noc Netto 9,2%≈ Rp 733 mln rocznie · okres zwrotu ≈ 10,9 lat

16%Operating costs 84%Zostaje na czysto

Przychód z najmu bruttoRp 872 mln10,9% ceny · Rp 4,4 mln za noc, obłożenie 54%
Operating costsRp 140 mln16% of revenue · management, tax, wear and upkeep
Zostaje nettoRp 733 mln9,2% ceny · okres zwrotu ≈ 10,9 lat

Scenariusze obłożenia: Cassandra 1 · willa z 3 sypialniami, 121 m²
Obłożenie	Przychód brutto	Koszty 16%	Netto	% ceny	Okres zwrotu
44%cautious	Rp 711 mln	Rp 114 mln	Rp 597 mln	7,5%	13,3 lat
54%base	Rp 872 mln	Rp 140 mln	Rp 733 mln	9,2%	10,9 lat
64%strong	Rp 1,03 mld	Rp 165 mln	Rp 868 mln	10,9%	9,2 lat

The base case assumes 54% occupancy under professional management. Cautious is 44%, strong is 64%.

Skąd te liczby

Dane dewelopera: Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
Cena za noc: Rp 4,4 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 44%, bazowy 54% i optymistyczny 64%.
Koszty: 16% przychodu: koszty operacyjne obiektu.
Porównywalne oferty: Cassandra 1 · willa z 5 sypialniami, 150 m²: 9,3% netto przy obłożeniu 67%; Sanur VIP Villa · willa z 4 sypialniami, 375 m²: 8,5% netto przy obłożeniu 80%; Cassandra 4 · willa z 1 sypialnią, 67 m²: 9,5% netto przy obłożeniu 40%.
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.

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Własność

Jakie prawo kupujesz i w jakim stanie są dokumenty

You hold the villa under a leasehold of 28 years with a priority 30-year extension. A notary registers it after you sign the agreement. Pay in installments or in full for a 3% discount. The PBG and SLF are in progress. We request them in writing, since a rental license can't come before the SLF.

Prawo i pozwolenia: Cassandra 1 · willa z 3 sypialniami, 121 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 + 30 yearsTwenty-eight years form the base term and the priority extension adds thirty. We calculate the remainder at purchase and secure the extension terms in writing.
Zoning	To confirmThe permitted use of the land is checked against an RDTR extract ahead of your deposit.
Building approval (PBG)	In progressThe permit number and an extract are on our request list before the deposit.
Developer	Vibe Development, entity to confirmOur review covers the legal entity and the villas the company has handed over.
Certificate of occupancy (SLF)	In progressNo SLF means no rental license, so we keep the last payment until it comes through.
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 specified in 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 AyuDoradczyni · Rise Real Bali

Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Cassandra 1 · willa z 3 sypialniami, 121 m²?

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

Warunki

Harmonogram wpłat – Cassandra 1 · willa z 3 sypialniami, 121 m²

ReservationA deposit reserves the villa; the amount is still to be set.
InstallmentsThe developer's schedule applies, and we request it for this unit.
Full paymentSettling the whole price at once earns a 3% discount.
HandoverThe last payment waits for the documents and the SLF.

Terms come from the developer. After our checks, the PPJB records the schedule and the discount.

Położenie

Położenie: Sanur · Denpasar

Sanur offers a calm east-coast beach, a seafront path and cafés in a row. For three bedrooms it fits families well, and it won't suit surfers or night owls.

Cassandra 1 3BR: courtyard pool lit up at night — Sanur · Denpasar · Bali

Sanur Beach≈ 1 km, straight line
Ngurah Rai Airport≈ 12 km, straight line
Denpasar center≈ 6.5 km, straight line
Nusa Dua (BTDC)≈ 13 km, straight line

Families choose Sanur for a quiet beach and a promenade. There is no surf and no nightlife.

Sanur · Denpasar · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Co jest w pobliżu

Okolica

Do 1 km od nieruchomości

100restaurants
66hotels
32cafés
23sights
15shops
11bars
6clinics

Najbliższe miejsca

Global Sehatclinic · 37 m
SMP Negeri 9 Denpasarschool · 88 m
Grand Palace Sanurhotel · 134 m
Savana Villashotel · 166 m
The Hub Balirestaurant · 170 m
Papa Pizzarestaurant · 204 m
Blend Cafe Sanurcafé · 285 m
Café Mokacafé · 286 m

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

Konkretne odpowiedzi

Pytania o Cassandra 1 · willa z 3 sypialniami, 121 m²

What does Rise Real Bali charge for the Cassandra 1 3BR?

Nothing. The developer's price is yours to pay, and the developer covers our commission. We fund the checks before a deposit. On this villa they cover the lease and its 30-year priority extension, the zone against RDTR, and the developer's legal entity with the PBG number and a copy.

Can I buy the three-bedroom villa from abroad?

Yes. We tour the villa with you on Zoom, and a notary acts under your power of attorney. We accept the keys for you. The database lists the house as completed, while the paperwork and SLF status wait on the developer. Payment runs by installment or in full with a 3% discount, and the last payment follows the documents.

Where do the yield numbers come from?

The nightly rate of about Rp 4.4 million comes from comparable managed villas in Sanur, adjusted for three bedrooms. Base occupancy of 54% reflects our segment with professional management. Operating costs take 16% of revenue. The figures are Rise Real Bali estimates, not guaranteed income.

Is the 3% discount worth taking?

On Rp 7.96 bn it saves roughly Rp 239 million, so paying in full is worth discussing. The trade-off is that you commit all your money before the SLF arrives. We can hold the last payment until that certificate is in hand, and we write that condition into the contract.

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