PECATU · ID RR-5695

Keluoli Villas Bingin: three-bedroom villa, 187 m² on a 300 m² plot, Pecatu

Rp 8.85 bn buys 187 m² of house, three bedrooms and a pool on a 300 m² plot near Bingin. The land sits in a tourism zone. The lease runs 21 + 22 years, and a priority extension covers the second stretch.

Lokal w projekcie Keluoli Villas Bingin

Leasehold 21 + 22 years
Private pool
Tourism zone

3bedrooms
187 m²villa living area
300 m²plot
Leasehold21 + 22 years
Nov 2025handover in the developer's materials

Nieruchomość

What you get

The project's only villa: 187 m² of house on 300 m² of land. A high timber gable roof with a glazed front tops the building, and a paved courtyard sits ahead of it. The pool follows the garden, and the living room opens to it through a glass wall.

Three bedrooms, an open living area and a kitchen with an island suit a group of friends or a family, for holidays and long stays. The base lease of 21 years 3 months lowers your exit price, so we run the numbers over the term with the extension. The materials leave out the furniture list.

Our model takes about Rp 3.3 million a night, from comparable three-bedroom villas on the southern Bukit, since Pecatu itself has almost none. Occupancy cases are 70%, 80% and 90%, with 80% as the base. Operating costs are 16% of revenue. The base case nets about Rp 803 million a year, 9.1% of the price.

Cena

Rp 8,85 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 21 + 22 years
ZoningTourism (W)
ManagementPartner, 20%

Gusti AyuDoradczyni · Rise Real Bali · Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Keluoli Villas Bingin · willa z 3 sypialniami, 187 m²?

Zadaj własne pytanie

Wyślij zapytanie

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

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Keluoli Villas Bingin · willa z 3 sypialniami, 187 m²: brutto i netto

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 3.3 million for a three-bedroom villa on the southern Bukit, less management, tax, wear and upkeep.

Brutto 10,8%≈ Rp 956 mln rocznie przy obłożeniu 80% i cenie Rp 3,3 mln za noc Netto 9,1%≈ Rp 803 mln rocznie · okres zwrotu ≈ 11,0 lat

16%Operating costs 84%Zostaje na czysto

Przychód z najmu bruttoRp 956 mln10,8% ceny · Rp 3,3 mln za noc, obłożenie 80%
Operating costsRp 153 mln16% of revenue
Zostaje nettoRp 803 mln9,1% ceny · okres zwrotu ≈ 11,0 lat

Scenariusze obłożenia: Keluoli Villas Bingin · willa z 3 sypialniami, 187 m²
Obłożenie	Przychód brutto	Koszty 16%	Netto	% ceny	Okres zwrotu
70%cautious	Rp 837 mln	Rp 134 mln	Rp 703 mln	7,9%	12,6 lat
80%base	Rp 956 mln	Rp 153 mln	Rp 803 mln	9,1%	11,0 lat
90%strong	Rp 1,08 mld	Rp 172 mln	Rp 904 mln	10,2%	9,8 lat

The base case is 80% occupancy under professional management, 70% is cautious and 90% 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 3,3 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 70%, bazowy 80% i optymistyczny 90%.
Koszty: 16% przychodu: koszty operacyjne obiektu.
Porównywalne oferty: Lyvin Bingin Villas · willa z 3 sypialniami, 255 m²: 8,8% netto przy obłożeniu 78%; Lyvin Melasti · apartament z 1 sypialnią, 80,1 m²: 8,6% netto przy obłożeniu 80%; Lyvin Melasti · apartament z 2 sypialniami, 195 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.

Poproś o wyliczenie na WhatsApp

Własność

Jakie prawo kupujesz i w jakim stanie są dokumenty

You hold the villa on a leasehold of 21 years 3 months, then 22 more under a priority extension. Because the first stretch is short, we fix the extension's price and conditions in the contract before you reserve. After the PPJB comes the lease deed at a notary. The PBG and SLF are still in progress.

Prawo i pozwolenia: Keluoli Villas Bingin · willa z 3 sypialniami, 187 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	21 years 3 months + 22 yearsYears count from your purchase date, and the priority extension appears in the deed with its conditions.
Zoning	Tourism zone (W), per the developerZone W comes from the developer, and an RDTR extract has to match it before you reserve.
Building approval (PBG)	PBG and SLF in progressWe request the PBG number and copy, and we record when the developer sends them.
Developer	Keluoli VillasBefore the deposit we look at the company and its previously delivered houses.
Certificate of occupancy (SLF)	Being processedThe rental license waits on the SLF, so we hold your final payment until it arrives.
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	To confirmOnce the developer lists the furniture, that list joins 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 Keluoli Villas Bingin · willa z 3 sypialniami, 187 m²?

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

Warunki

Harmonogram wpłat – Keluoli Villas Bingin · willa z 3 sypialniami, 187 m²

ReservationYour deposit holds the villa, in an amount the developer will name.
PaymentThe handover date in the materials has passed, so the schedule stays short and its steps depend on the villa.
HandoverYou pay the balance against the SLF and the documents.

Nothing in the materials describes a payment plan. We fix one in the PPJB after due diligence.

Położenie

Położenie: Bingin · Pecatu

Surf breaks, cliffs with ocean views and beach cafés by the stairs define the southern Bukit. The draw is the sea and the calm, not the stores.

Keluoli Villas Bingin 3BR: gable-roof villa, pool and tropical garden — Pecatu · Badung · Bingin

Bingin Beach≈ 3.9 km, straight line
Padang Padang Beach≈ 2.7 km, straight line
Uluwatu Temple≈ 4.5 km, straight line
GWK Cultural Park≈ 4.8 km, straight line
Ngurah Rai Airport≈ 9.1 km, straight line

Bingin, Padang Padang and Uluwatu are close, and surfers rank them among the island's best. Shops and clinics sit a scooter ride away, and nights are quiet.

Bingin · Pecatu · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Keluoli Villas Bingin · willa z 3 sypialniami, 187 m²

What does Rise Real Bali charge when I buy the Keluoli 3BR villa?

Nothing. The developer pays our commission and Rp 8.85 bn stays your price. We cover the checks before the deposit. For this villa we read the 21 years 3 months lease with its 22-year extension, zone W against RDTR, the PBG and SLF status, and the entity.

Can I buy the 3BR villa without flying to Bali?

Yes. We tour it on Zoom, and a notary signs on your power of attorney. The stated handover date has passed, so the video shows the villa as it stands now. We inspect on site and release your last payment against the occupancy certificate and documents.

Where do the yield numbers come from?

We use about Rp 3.3 million a night, taken from comparable three-bedroom villas in nearby Bukit areas and adjusted for the type. The base case assumes 80% occupancy with professional management. Operating costs take 16% of revenue. That nets roughly Rp 803 million a year, 9.1% of the price. It's our estimate, not guaranteed income.

Oferty