NUSA DUA · ID RR-5667

Harbor Villa: two-bedroom villa, 48 m², in Benoa

This two-story villa packs two bedrooms into 48 m² on a 90 m² plot, with a corner-sofa living room, a kitchen and a dining area downstairs. The leasehold runs 29 years 11 months plus 30. It sells for Rp 3.01 bn, and handover is November 2026.

Lokal w projekcie Harbor Villa

  • Leasehold 30 + 30 years
  • Under construction
  • Two bedrooms
  • 2bedrooms
  • 2bathrooms
  • 48 m²house size
  • 90 m²plot
  • Leasehold30 + 30 years

Nieruchomość

What you get

Downstairs sit the living room, kitchen and dining area. Upstairs are two bedrooms with fitted wardrobes. Floor-to-ceiling windows bring in light, but the floor area is modest.

The format suits a couple or two friends. A family with children would find it tight, and we say so up front.

We use Rp 2.0 million a night, in line with two-bedroom villas in Nusa Dua but trimmed because the house is only 48 m². Occupancy is 45% in the base case, 35% cautious and 55% strong. Operating costs take 16% of revenue. The base case leaves about Rp 281 million a year, 9.3% of the price.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Harbor Villa · willa z 2 sypialniami, 48 m²: brutto i netto

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 2.0 million, with operating costs deducted from revenue.

Brutto 11,1%≈ Rp 334 mln rocznie przy obłożeniu 45% i cenie Rp 2,0 mln za noc Netto 9,3%≈ Rp 281 mln rocznie · okres zwrotu ≈ 10,7 lat
  • Przychód z najmu bruttoRp 334 mln11,1% ceny · Rp 2,0 mln za noc, obłożenie 45%
  • Operating costsRp 53,5 mln16% of revenue · management, tax, wear and upkeep
  • Zostaje nettoRp 281 mln9,3% ceny · okres zwrotu ≈ 10,7 lat
Scenariusze obłożenia: Harbor Villa · willa z 2 sypialniami, 48 m²
ObłożeniePrzychód bruttoKoszty 16%Netto% cenyOkres zwrotu
35%cautiousRp 260 mlnRp 41,6 mlnRp 218 mln7,3%13,8 lat
45%baseRp 334 mlnRp 53,5 mlnRp 281 mln9,3%10,7 lat
55%strongRp 409 mlnRp 65,4 mlnRp 343 mln11,4%8,8 lat

The base case assumes 45% occupancy under professional management. Cautious is 35%, strong is 55%.

Skąd te liczby

Dane dewelopera
Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
Cena za noc
Rp 2,0 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 35%, bazowy 45% i optymistyczny 55%.
Koszty
16% przychodu: koszty operacyjne obiektu.
Porównywalne oferty
NAI Villa V4M: 10,0% netto przy obłożeniu 59%; Ramada Home-room: 10,1% netto przy obłożeniu 53%; EDEM II · Condo villa 33 m²: 9,9% netto przy obłożeniu 42%.
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 is a leasehold of 29 years 11 months, extendable by 30 years under terms that go into your contract. A notary registers the lease after you sign. The PBG and SLF are in progress, and the SLF has to exist before the rental license (NIB). Remaining years run from handover.

Prawo i pozwolenia: Harbor Villa · willa z 2 sypialniami, 48 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 term30 + 30 yearsYears left count from handover rather than purchase, and the contract records the 30-year extension.
ZoningTo confirmThe zone is missing from our database, so we get an RDTR extract before a deposit.
Building approval (PBG)In progressThe permit number and an extract are on our request list ahead of the deposit.
DeveloperBaliRayOur review covers the company and the buildings it has handed over.
Certificate of occupancy (SLF)In progressA rental license can't exist without an SLF. We link your tranches to build stages for that reason.
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 handoverPackage to 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 Harbor Villa · willa z 2 sypialniami, 48 m²?

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

Warunki

Harmonogram wpłat – Harbor Villa · willa z 2 sypialniami, 48 m²

  1. ReservationA deposit holds the villa; we're confirming the amount.
  2. Construction stagesPayments follow finished stages, on a schedule we ask for.
  3. HandoverYou pay the last installment against the full documents.

Since no payment plan is published, the PPJB will carry the schedule we negotiate.

Położenie

Położenie: Benoa · Nusa Dua

Benoa is the working side of the Bukit, near the port and Nusa Dua. The airport sits close, resorts are minutes away and the sand is a drive.

Harbor Villa 2BR: pair of villas glowing at dusk
Nusa Dua · Badung · Benoa, Kuta Selatan
  • Ngurah Rai Airport≈ 6.7 km, straight line
  • GWK Cultural Park≈ 4.2 km, straight line
  • Jimbaran Bay Beach≈ 4.7 km, straight line
  • Seminyak center≈ 12 km, straight line

A short airport run is the draw. A beach next door isn't on offer.

Benoa · Nusa Dua · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Harbor Villa · willa z 2 sypialniami, 48 m²

What does Rise Real Bali charge for the Harbor Villa 2BR?

Nothing. You pay the developer's price, and the developer covers our commission. Pre-deposit checks are on us. For this villa we read the lease and extension clause, check the zone against RDTR since our records don't show it, and ask for the developer's entity, the PBG number and a copy of the permit.

Can I buy the 2BR villa without visiting Bali?

Yes. You view it on Zoom, and a notary acts under your power of attorney. We take the villa over for you at handover in November 2026. We request the payment schedule, link it to construction and inspect each stage on site. The final payment follows the documents.

Where do the yield numbers come from?

The nightly rate of about Rp 2.0 million comes from comparable villas in Nusa Dua, adjusted down for a 48 m² house. Base occupancy of 45% reflects our segment with professional management. Operating costs take 16% of revenue. It's a Rise Real Bali estimate, not guaranteed income.

Is 48 m² enough for two bedrooms?

For a couple or two friends, yes: two floors keep the bedrooms apart from the living space. For a family with children it's tight. The 90 m² plot gives some outdoor room. We send the floor plans so you can judge the room sizes before you reserve.

Oferty

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