SANUR · ID RR-5856

Cassandra 4: two-bedroom villa, 97 m², in Sanur

Two bedrooms, 97 m² and a 112 m² plot: the larger villa at Cassandra 4 in Sanur costs Rp 3.27 bn. The lease is 32 years with a priority 20-year extension. Keys are planned for June 2027.

Lokal w projekcie Cassandra 4 · lokale w katalogu: 2

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

2bedrooms
97 m²house area
112 m²plot
Leasehold32 + 20 years

Nieruchomość

What you get

The senior layout gives two bedrooms in 97 m². The 112 m² plot is ten square meters larger than the one-bedroom's. A second room helps a family, or two guests who want to stay apart.

The house is handed over with the rest of the project in June 2027. After a 30% first payment, installments follow the structure and the interior, and the final 10% waits for the keys.

We assume about Rp 2.5 million a night, an estimate from comparable properties, since Sanur has no direct median for two-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 304 million a year, 9.3% of the price.

Deweloper: Vibe Development. Wszystkie projekty i warunki

Cena

Rp 3,27 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
Plot112 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 2 sypialniami, 97 m²?

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Send us a message and you'll get the document pack, a yield model for your occupancy and a recorded broker call.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Cassandra 4 · willa z 2 sypialniami, 97 m²: brutto i netto

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 2.5 million for a two-bedroom villa near Sanur, with operating costs deducted from revenue.

Brutto 11,0%≈ Rp 362 mln rocznie przy obłożeniu 40% i cenie Rp 2,5 mln za noc Netto 9,3%≈ Rp 304 mln rocznie · okres zwrotu ≈ 10,8 lat

16%Operating costs 84%Zostaje na czysto

Przychód z najmu bruttoRp 362 mln11,0% ceny · Rp 2,5 mln za noc, obłożenie 40%
Operating costsRp 57,9 mln16% of revenue
Zostaje nettoRp 304 mln9,3% ceny · okres zwrotu ≈ 10,8 lat

Scenariusze obłożenia: Cassandra 4 · willa z 2 sypialniami, 97 m²
Obłożenie	Przychód brutto	Koszty 16%	Netto	% ceny	Okres zwrotu
30%cautious	Rp 271 mln	Rp 43,4 mln	Rp 228 mln	7,0%	14,4 lat
40%base	Rp 362 mln	Rp 57,9 mln	Rp 304 mln	9,3%	10,8 lat
50%strong	Rp 452 mln	Rp 72,4 mln	Rp 380 mln	11,6%	8,6 lat

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

Skąd te liczby

Dane dewelopera: Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
Cena za noc: Rp 2,5 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

You hold the villa for 32 years from January 1, 2026, plus a priority 20-year extension that the contract prices and sets out. The steps are a reservation, a PPJB and a notarized lease. Because the PBG is only reported in the materials, we check the number first. The SLF follows the build.

Prawo i pozwolenia: Cassandra 4 · willa z 2 sypialniami, 97 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 32 years start on January 1, 2026. Cost and conditions of the 20-year priority extension go into your contract.
Zoning	Residential R4, per the developerThe developer cites zone R4 from an RDTR extract, and we study what it allows for nightly rental.
Building approval (PBG)	PBG, per the developer's materialsBefore the deposit, we compare the PBG number and extract with the project.
Developer	Vibe DevelopmentWe check Vibe Development and its completed projects.
Certificate of occupancy (SLF)	After constructionWe keep the last payment tied to the SLF, since a rental license needs it.
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 confirmThe agreed furniture and appliance list joins 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 Cassandra 4 · willa z 2 sypialniami, 97 m²?

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

Warunki

Harmonogram wpłat – Cassandra 4 · willa z 2 sypialniami, 97 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.

The 30/30/30/10 schedule is the developer's most recent one, and we set aside earlier options.

Położenie

Położenie: Sanur · east coast

Sanur offers a seafront promenade and a calm pace on the east coast. Canggu and the Bukit beaches lie a long drive away.

Cassandra 4 2BR: 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 fits a life by the promenade. Trips to the west coast eat up time.

Sanur · east coast · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Cassandra 4 · willa z 2 sypialniami, 97 m²

What does Rise Real Bali charge when I buy the Cassandra 4 2BR?

Nothing. Our commission comes from the developer, and Rp 3.27 bn is your price. The pre-deposit checks are on us: the 32 + 20 lease, zone R4 against RDTR, the PBG number and extract, and the developer entity. You get the findings in writing.

Can I buy the 2BR villa remotely?

Yes. We tour it on Zoom, and a notary acts on your power of attorney. The project is under construction, with handover planned for June 2027. We verify stages on site, and the final 10% goes out against the document pack.

Where do the yield numbers come from?

We use about Rp 2.5 million a night, from comparable properties near Sanur 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 304 million a year, 9.3% of the price, as our estimate and not a guarantee.

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