SANUR · ID RR-5855

Cassandra 4: one-bedroom villa, 67 m², in Sanur

The cheapest house at Cassandra 4 is a 67 m² one-bedroom on a 102 m² plot in Sanur, priced at Rp 2.39 bn. Leasehold runs 32 years, with a priority 20-year extension, and the developer plans handover for June 2027.

Lokal w projekcie Cassandra 4 · lokale w katalogu: 2

Leasehold 32 + 20 years
Under construction
Payment 30/30/30/10

1bedroom
67 m²house area
102 m²plot
Leasehold32 + 20 years

Nieruchomość

What you get

This is the smallest and most affordable layout in Cassandra 4: 67 m² on a 102 m² plot, with one bedroom. A format this size costs less to run, and the entry ticket sits below the two-bedroom's.

You pay in four steps, 30/30/30/10. Two 30% payments follow the structure and the interior, and the last 10% falls due with the keys. The plan lets you check the work before each next payment.

We assume about Rp 1.9 million a night, an estimate from comparable properties, since Sanur has no direct median for one-bedrooms. Occupancy cases are 30%, 40% and 50%, with 40% as the base. Operating costs take 16% of revenue. The base case leaves roughly Rp 228 million a year, 9.5% of the price.

Deweloper: Vibe Development. Wszystkie projekty i warunki

Cena

Rp 2,39 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 32 + 20 years
Plot102 m²
ZoningResidential R4

Gusti AyuDoradczyni · Rise Real Bali · Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Cassandra 4 · willa z 1 sypialnią, 67 m²?

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Message us and we'll share the document pack, a yield model for your occupancy and a recorded call with a broker.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Cassandra 4 · willa z 1 sypialnią, 67 m²: brutto i netto

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 1.9 million for a one-bedroom villa near Sanur, with operating costs deducted from revenue.

Brutto 11,4%≈ Rp 271 mln rocznie przy obłożeniu 40% i cenie Rp 1,9 mln za noc Netto 9,5%≈ Rp 228 mln rocznie · okres zwrotu ≈ 10,5 lat

16%Operating costs 84%Zostaje na czysto

Przychód z najmu bruttoRp 271 mln11,4% ceny · Rp 1,9 mln za noc, obłożenie 40%
Operating costsRp 43,4 mln16% of revenue
Zostaje nettoRp 228 mln9,5% ceny · okres zwrotu ≈ 10,5 lat

Scenariusze obłożenia: Cassandra 4 · willa z 1 sypialnią, 67 m²
Obłożenie	Przychód brutto	Koszty 16%	Netto	% ceny	Okres zwrotu
30%cautious	Rp 204 mln	Rp 32,6 mln	Rp 171 mln	7,2%	14,0 lat
40%base	Rp 271 mln	Rp 43,4 mln	Rp 228 mln	9,5%	10,5 lat
50%strong	Rp 339 mln	Rp 54,3 mln	Rp 285 mln	11,9%	8,4 lat

The base case is 40% occupancy under professional management; 30% is cautious and 50% is strong.

Skąd te liczby

Dane dewelopera: Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
Cena za noc: Rp 1,9 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: Cassandra 1 · willa z 3 sypialniami, 121 m²: 9,2% netto przy obłożeniu 54%; 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%.
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

The one-bedroom is a 32-year leasehold, counted from January 1, 2026, with a priority extension of 20 years. We settle the extension's terms and cost in writing before you reserve. After the PPJB comes the lease at a notary. PBG appears in the developer's materials, and the SLF follows construction.

Prawo i pozwolenia: Cassandra 4 · willa z 1 sypialnią, 67 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	32 + 20 yearsThe lease runs from January 1, 2026, and the 20-year extension is a priority right with terms we set down in the contract.
Zoning	Residential R4, per the developerZone R4 comes from the developer's RDTR extract; nightly rental rules get a separate check.
Building approval (PBG)	PBG, per the developer's materialsWe match the PBG number to the project before you reserve.
Developer	Vibe DevelopmentWe vet the company and what it has handed over.
Certificate of occupancy (SLF)	After constructionThe rental license depends on an SLF, so we check the certificate before 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 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	Contents to confirmWe attach the furniture and appliance list 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 4 · willa z 1 sypialnią, 67 m²?

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

Warunki

Harmonogram wpłat – Cassandra 4 · willa z 1 sypialnią, 67 m²

First payment30% when the purchase starts, after the document check.
Structure30% once the structural stage ends.
Interior30% after the interior works finish.
HandoverThe last 10% is due when you receive the keys.

We use the developer's latest 30/30/30/10 schedule and ignore earlier options.

Położenie

Położenie: Sanur · east coast

The east coast brings a seafront promenade and an easy pace. Canggu and the southern Bukit beaches are a much longer drive.

Cassandra 4 1BR: general view of the villa complex — Sanur · Denpasar · east coast

Ngurah Rai Airport≈ 10 km, straight line
Seminyak center≈ 8.9 km, straight line
Ubud Palace≈ 22 km, straight line
GWK Cultural Park≈ 15 km, straight line

Sanur works for a life by the water. Reaching the west coast takes time.

Sanur · east coast · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Cassandra 4 · willa z 1 sypialnią, 67 m²

What does Rise Real Bali charge when I buy the Cassandra 4 1BR?

Nothing. The developer pays our commission and you pay Rp 2.39 bn. We fund the checks before your deposit. For this villa that means the 32 + 20 lease and its extension, the R4 zone against RDTR, the PBG number with its extract and the developer entity.

Can I buy the 1BR villa without traveling to Bali?

Yes. The viewing runs on Zoom, and a notary signs under your power of attorney. We accept the villa on site. Keys are planned for June 2027, and we verify each stage before releasing the matching payment under the 30/30/30/10 plan.

Where do the yield numbers come from?

We use about Rp 1.9 million a night, from comparable properties near Sanur and adjusted for a one-bedroom villa. The base case assumes 40% occupancy with professional management. Operating costs take 16% of revenue. That leaves roughly Rp 228 million a year, 9.5% of the price. It's an estimate, not guaranteed income.

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