SANUR · ID RR-5759

Cassandra 1: five-bedroom villa, 150 m², in Sanur

Five bedrooms fit into 150 m² (≈ 1,615 sq ft) at this Sanur villa, so the rooms are compact and the courtyard pool does the heavy lifting. The lease is 28 years with a priority 30-year extension. The price is Rp 9.82 bn, and the house is complete.

Lokal w projekcie Cassandra 1 · lokale w katalogu: 2

  • Leasehold 28 + 30 years
  • Completed
  • Courtyard pool
  • 5bedrooms
  • 150 m²living area
  • Leasehold28 + 30 years
  • Courtyardwith a pool

Nieruchomość

What you get

The five-bedroom is the larger type at Cassandra 1. Five bedrooms in 150 m² means small rooms, so we look at the floor plan together before you pay a deposit.

It works for a large family or a group of friends who want separate bedrooms, not big halls. For long-term family rentals the bedroom count matters more than floor area. For nightly stays we price more cautiously.

Here's the model. We use Rp 4.4 million a night, our benchmark for large villas on the east and south of the island, trimmed for the compact floor area. Occupancy is 67% in the base case, 57% cautious and 77% strong. Operating costs take 16% of revenue. The base case leaves about Rp 909 million a year, 9.3% of the price.

Deweloper: Vibe Development. Wszystkie projekty i warunki

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Cassandra 1 · willa z 5 sypialniami, 150 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, trimmed for the compact plan, with operating costs deducted.

Brutto 11,0%≈ Rp 1,08 mld rocznie przy obłożeniu 67% i cenie Rp 4,4 mln za noc Netto 9,3%≈ Rp 909 mln rocznie · okres zwrotu ≈ 10,8 lat
  • Przychód z najmu bruttoRp 1,08 mld11,0% ceny · Rp 4,4 mln za noc, obłożenie 67%
  • Operating costsRp 173 mln16% of revenue · management, tax, wear and upkeep
  • Zostaje nettoRp 909 mln9,3% ceny · okres zwrotu ≈ 10,8 lat
Scenariusze obłożenia: Cassandra 1 · willa z 5 sypialniami, 150 m²
ObłożeniePrzychód bruttoKoszty 16%Netto% cenyOkres zwrotu
57%cautiousRp 921 mlnRp 147 mlnRp 773 mln7,9%12,7 lat
67%baseRp 1,08 mldRp 173 mlnRp 909 mln9,3%10,8 lat
77%strongRp 1,24 mldRp 199 mlnRp 1,04 mld10,6%9,4 lat

Our base case is 67% occupancy with a professional manager. The cautious case is 57% and the strong case 77%.

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 57%, bazowy 67% i optymistyczny 77%.
Koszty
16% przychodu: koszty operacyjne obiektu.
Porównywalne oferty
Cassandra 1 · willa z 3 sypialniami, 121 m²: 9,2% netto przy obłożeniu 54%; 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.

Poproś o wyliczenie na WhatsApp

Własność

Jakie prawo kupujesz i w jakim stanie są dokumenty

This five-bedroom is a 28-year leasehold with a priority extension of 30 years, and the extension terms go into the contract. A notary registers the lease. The developer offers installments and a 3% discount for full payment. We're confirming the PBG and SLF, because a rental license needs the SLF.

Prawo i pozwolenia: Cassandra 1 · willa z 5 sypialniami, 150 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 term28 + 30 yearsThe 28-year base term comes with a 30-year priority extension. The remainder is calculated from the purchase date, and the extension goes in the contract.
ZoningTo confirmRDTR is our reference for the permitted use of the land, and the extract arrives before any deposit.
Building approval (PBG)In progressWe ask the developer for the permit number and a copy before you reserve.
DeveloperVibe Development, entity to confirmWe examine the company's legal entity and its completed projects.
Certificate of occupancy (SLF)In progressThe rental license needs an SLF, so the last payment stays with us until the certificate is issued.
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 handoverTo confirmA contract appendix lists the furniture and appliances.
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 5 sypialniami, 150 m²?

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

Warunki

Harmonogram wpłat – Cassandra 1 · willa z 5 sypialniami, 150 m²

  1. ReservationThe deposit holds the house; its size is still open.
  2. InstallmentsThe schedule is the developer's, and we request it for this villa.
  3. Full paymentPaying everything at once brings a 3% discount.
  4. HandoverThe last payment follows the document pack and the SLF.

The developer sets these terms. Our PPJB records the final schedule after due diligence.

Położenie

Położenie: Sanur · Denpasar

Sanur is a quiet east-coast district with a shallow sea and a seafront path. Big groups come for calm water, not for surf.

Cassandra 1 5BR: courtyard pool glowing in the evening
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

A large group gets calm water and a bike path. Nightlife is absent.

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 5 sypialniami, 150 m²

What does Rise Real Bali charge on the Cassandra 1 5BR?

Nothing. The developer's price is the price, and the developer pays our commission. The checks before a deposit are on us. Here they cover the lease with its priority 30-year extension, the zone against RDTR, and the developer's entity, the PBG number and a copy of the permit.

Can I buy the five-bedroom villa without traveling to Bali?

Yes. We show it to you over Zoom, and a notary handles the signing on your power of attorney. We inspect and accept the house for you. It's completed in our database. The paperwork and SLF status are still with the developer, so we ask for them in writing. Pay by installment or in full for 3% off.

How do you price a five-bedroom in 150 m²?

We start from about Rp 4.4 million a night, based on large managed villas in Sanur, and keep the rate conservative because the floor area is compact. Base occupancy is 67%. Operating costs take 16% of revenue. This is our estimate, not guaranteed income.

Are five bedrooms in 150 m² too tight?

They're compact, so check the floor plan before anything else. Rooms are small, and the courtyard carries the living space. A family renting long term cares about bedroom count, while nightly guests care about common areas. We send the plans so you can judge it room by room.

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