ULUWATU · ID RR-5815

Island Palms: two-bedroom villa, 143 m² on a 150 m² plot, Uluwatu

A furnished 143 m² villa with a private pool, two bedrooms and a 150 m² plot, on a 24-year lease with extension, for Rp 4.94 bn. It sits in Uluwatu, and the developer plans handover by the end of 2026.

Lokal w projekcie Island Palms

Leasehold 24 years
Finishing
Furnished

2bedrooms
2bathrooms
143 m²villa living area
150 m²plot
Leasehold24 years + extension
Dec 2026handover

Nieruchomość

What you get

One villa out of six: two levels, two bedrooms, two bathrooms and a living room with tall windows. The facade is white with arched openings and a round second-floor balcony, and the pool sits in the yard. The 150 m² plot is small, yet it fits a terrace and a pool without feeling tight.

It suits a couple or a family on holiday, or a guest booking long stays. The 24-year version costs Rp 708 million less than the 49-year one, but its remaining term is much shorter. An investor should count payback over the term with extension, not from the day of purchase.

Our model uses about Rp 2.3 million a night, drawn from comparable two-bedroom villas in Uluwatu. Occupancy runs 55%, 65% and 75%, with 65% as the base. Operating costs take 16% of revenue. The base case nets roughly Rp 459 million a year, 9.3% of the price.

Cena

Rp 4,94 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 24 years
HandoverEnd of 2026
FurnitureFurnished
ManagementVilla Management

Gusti AyuDoradczyni · Rise Real Bali · Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Island Palms · willa z 2 sypialniami, 143 m²?

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Wyślij zapytanie

Reach out and we'll share the document pack, a model for your own occupancy and a recorded broker call.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Island Palms · willa z 2 sypialniami, 143 m²: brutto i netto

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 2.3 million for a two-bedroom Uluwatu villa, with management, tax, wear and upkeep deducted from revenue.

Brutto 11,1%≈ Rp 546 mln rocznie przy obłożeniu 65% i cenie Rp 2,3 mln za noc Netto 9,3%≈ Rp 459 mln rocznie · okres zwrotu ≈ 10,8 lat

16%Operating costs 84%Zostaje na czysto

Przychód z najmu bruttoRp 546 mln11,1% ceny · Rp 2,3 mln za noc, obłożenie 65%
Operating costsRp 87,3 mln16% of revenue
Zostaje nettoRp 459 mln9,3% ceny · okres zwrotu ≈ 10,8 lat

Scenariusze obłożenia: Island Palms · willa z 2 sypialniami, 143 m²
Obłożenie	Przychód brutto	Koszty 16%	Netto	% ceny	Okres zwrotu
55%cautious	Rp 462 mln	Rp 73,9 mln	Rp 388 mln	7,9%	12,7 lat
65%base	Rp 546 mln	Rp 87,3 mln	Rp 459 mln	9,3%	10,8 lat
75%strong	Rp 630 mln	Rp 101 mln	Rp 529 mln	10,7%	9,3 lat

Base is 65% occupancy under professional management; cautious is 55% and strong is 75%.

Skąd te liczby

Dane dewelopera: Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
Cena za noc: Rp 2,3 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 55%, bazowy 65% i optymistyczny 75%.
Koszty: 16% przychodu: koszty operacyjne obiektu.
Porównywalne oferty: AZORIA Solea: 9,7% netto przy obłożeniu 55%; AZORIA Imperio: 10,1% netto przy obłożeniu 60%; AZORIA Cabana: 10,0% netto przy obłożeniu 49%.
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

This villa comes with 24 years of leasehold and an extension the contract spells out. You reserve, sign a PPJB and register the lease at a notary. The 49-year option exists too and costs Rp 708 million more. We chase the PBG, the zone and the SLF before you pay a deposit.

Prawo i pozwolenia: Island Palms · willa z 2 sypialniami, 143 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	24 years + extensionA 24-year term is short, so we model payback over the extended period. The extension terms go into the lease deed.
Zoning	To confirmWe compare the plot's zone with an RDTR extract before a deposit changes hands.
Building approval (PBG)	To confirmThe PBG number and a copy come from the developer, and we hold them in your file.
Developer	ALA · PT Earth Side DevelopmentWe check the company behind the villa and ALA's completed work before the deposit.
Certificate of occupancy (SLF)	After finishingWe tie your last payment to the SLF, since no certificate means no rental license.
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	Furnished, per the brochureWe list every furniture and appliance item as a contract 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 Island Palms · willa z 2 sypialniami, 143 m²?

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

Warunki

Harmonogram wpłat – Island Palms · willa z 2 sypialniami, 143 m²

ReservationYour deposit takes this villa off the market, in an amount the developer will set.
PaymentFinishing keeps the schedule brief, and we agree the steps for this unit.
HandoverYou pay the balance against the SLF and the full document pack.

No payment plan appears in the brochure. We settle one in the PPJB when our checks end.

Położenie

Położenie: Uluwatu · Bukit

Ocean, cliffs, surf and beach clubs fill the southern tip. Guests who want the sea more than the city drive demand.

Island Palms 2BR: villa with a balcony and a courtyard pool — Uluwatu · Badung · Bukit

Padang Padang Beach≈ 3.9 km, straight line
Uluwatu Temple≈ 5.2 km, straight line
Melasti Beach≈ 3.7 km, straight line
GWK Cultural Park≈ 4.4 km, straight line
Ngurah Rai Airport≈ 9.8 km, straight line

People come for the ocean, sunsets and surf. Shops and clinics are far, and high-season traffic on Bukit is heavy.

Uluwatu · Bukit · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Island Palms · willa z 2 sypialniami, 143 m²

What does Rise Real Bali charge when I buy the Island Palms 2BR villa?

Nothing. ALA pays our commission and you pay the listed Rp 4.94 bn. Checks before the deposit cost you nothing. For this villa we read the 24-year lease and its extension terms, the RDTR zone, the PBG and the company. We can also compare the 49-year option.

Can I buy this villa without traveling to Bali?

Yes. We run the tour on Zoom and a notary signs for you on a power of attorney. Finishing is underway, with handover stated for the end of 2026. We inspect on site, link the payment to the occupancy certificate and release the final tranche against the documents.

Where do the yield numbers come from?

We use about Rp 2.3 million a night, taken from comparable Uluwatu villas and adjusted for a two-bedroom. The base case assumes 65% occupancy with professional management. Operating costs take 16% of revenue. That nets roughly Rp 459 million a year, 9.3% of the price, as our estimate and not a guarantee.

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