PECATU · ID RR-5703

Lyvin Bingin Villas: three-bedroom villa, 255 m², in Pecatu

Three bedrooms, 255 m² of living space on a 320 m² plot and a pool in the yard: this 2023 villa near Bingin lists at Rp 13.28 bn. The lease runs 25 years and five months, with first call on another 25. White walls and arched windows give it a look you can spot from the lane.

Lokal w projekcie Lyvin Bingin Villas

Leasehold 25 + 25 years
Completed
Pool in the yard

3bedrooms
255 m²villa size
320 m²plot
Leasehold25 + 25 years
2023year built

Nieruchomość

What you get

The villa covers 255 m² (≈ 2,745 sq ft) on a plot of 320 m². Expect three bedrooms, arched windows, wooden louvers and a tiled roof, with big trees shading the yard. The owner moves in right away, because the house finished in 2023.

It suits a family or two couples who stay a week or longer. The area is quiet, with surf breaks and bars a few kilometers away. The land carries the tourism zone, and the lease gives 25 years and five months plus a 25-year option. We're requesting the PBG and the SLF.

Here's how we model it. We use Rp 5.1 million a night, above the median for three-bedroom villas in Bingin, since this house is larger and costs more; Pecatu itself has no comparable data. Occupancy: 78% base, 68% cautious, 88% strong. Operating costs take 20% of revenue. The base case leaves about Rp 1.17 bn a year, 8.8% of the price.

Cena

Rp 13,28 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 25 + 25
StageCompleted 2023
Size255 m² on a 320 m² plot
PoolPrivate, in the yard

Gusti AyuDoradczyni · Rise Real Bali · Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Lyvin Bingin Villas · willa z 3 sypialniami, 255 m²?

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We'll send the document pack, a yield model at your occupancy and a recorded walk-through with a broker. Message us on WhatsApp.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Lyvin Bingin Villas · willa z 3 sypialniami, 255 m²: brutto i netto

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 5.1 million, with operating costs, tax, wear and upkeep taken from revenue.

Brutto 11,0%≈ Rp 1,46 mld rocznie przy obłożeniu 78% i cenie Rp 5,1 mln za noc Netto 8,8%≈ Rp 1,17 mld rocznie · okres zwrotu ≈ 11,4 lat

20%Operating costs 80%Zostaje na czysto

Przychód z najmu bruttoRp 1,46 mld11,0% ceny · Rp 5,1 mln za noc, obłożenie 78%
Operating costsRp 292 mln20% of revenue
Zostaje nettoRp 1,17 mld8,8% ceny · okres zwrotu ≈ 11,4 lat

Scenariusze obłożenia: Lyvin Bingin Villas · willa z 3 sypialniami, 255 m²
Obłożenie	Przychód brutto	Koszty 20%	Netto	% ceny	Okres zwrotu
68%cautious	Rp 1,27 mld	Rp 255 mln	Rp 1,02 mld	7,7%	13,0 lat
78%base	Rp 1,46 mld	Rp 292 mln	Rp 1,17 mld	8,8%	11,4 lat
88%strong	Rp 1,65 mld	Rp 330 mln	Rp 1,32 mld	9,9%	10,1 lat

The base case is 78% occupancy under professional management, with 68% as the cautious case and 88% as the strong one.

Skąd te liczby

Dane dewelopera: Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
Cena za noc: Rp 5,1 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 68%, bazowy 78% i optymistyczny 88%.
Koszty: 20% przychodu: koszty operacyjne obiektu.
Porównywalne oferty: Keluoli Villas Bingin · willa z 3 sypialniami, 187 m²: 9,1% netto przy obłożeniu 80%; 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.

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Własność

Jakie prawo kupujesz i w jakim stanie są dokumenty

What you buy is a leasehold: 25 years and five months of base term, then first call on a 25-year extension. You sign the sale documents at a notary and receive the keys by act. The PBG and SLF copies aren't in our file yet, and we're requesting them. Nothing about the rental license can be assumed until the SLF shows up.

Prawo i pozwolenia: Lyvin Bingin Villas · willa z 3 sypialniami, 255 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	25 years 5 months + 25 yearsThe extension has priority status. We calculate the remaining term at the sale date and set the extension price and conditions in the lease.
Zoning	Tourism zone (Zona Pariwisata), per the listingThe zone label comes from our database. We match it with an RDTR extract before you deposit.
Building approval (PBG)	To confirmThe PBG number and an extract are on our request list.
Developer	Lyvin, company to confirmWe examine the entity, the delivered projects and the land lease.
Certificate of occupancy (SLF)	Building done · certificate to confirmNo SLF, no rental license, so we want that copy before the deposit.
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 itThe house is finished. Your money moves against the notary signing and the handover of the keys.
Furniture and handover	Turnkey, inventory to confirmThe furniture and appliance list becomes an appendix to your agreement.

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 Lyvin Bingin Villas · willa z 3 sypialniami, 255 m²?

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

Warunki

Harmonogram wpłat – Lyvin Bingin Villas · willa z 3 sypialniami, 255 m²

ReservationYou leave a deposit to hold the villa, and we're confirming the amount.
ChecksLease, zoning, PBG and SLF come first, before the larger payment.
ContractAt the notary you sign and pay the rest against the handover.
KeysAcceptance by act follows a video walk-through.

The developer hasn't published a payment plan. We settle one after the checks and write it into the agreement.

Położenie

Położenie: Bingin · Pecatu

This corner of Pecatu touches Bingin: surf spots, beach cafés and Uluwatu Temple within reach. Lanes stay quiet. Pharmacies and supermarkets take a scooter.

Lyvin Bingin Villas: white villa with arches, a pool and a wooden deck — Pecatu · Badung · Bingin

Mensa Asian Bistro and Bar≈ 100 m straight-line
Bali Fit Corner≈ 190 m straight-line
Padang Padang Beach≈ 1.6 km straight-line
Uluwatu Temple≈ 4.4 km straight-line
Ngurah Rai Airport≈ 8.5 km straight-line

The draw is peace within reach of the surf. The catch: errands need wheels, and demand follows the surf season.

Bingin · Pecatu · mapa Google

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Co jest w pobliżu

Okolica

Do 1 km od nieruchomości

147hotels
32restaurants
9spas
8shops
6gyms
5cafés
3sights

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Miejsca i odległości: dane OpenStreetMap, © autorzy OpenStreetMap. Odległości w linii prostej od nieruchomości.

Konkretne odpowiedzi

Pytania o Lyvin Bingin Villas · willa z 3 sypialniami, 255 m²

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

Nothing. Lyvin covers our commission. Before your deposit we check the land lease, the management contract and the license position at our own cost, and we put the findings in writing. The developer's company details, the PBG number and the SLF act are the items we still chase.

What does the price of the 3BR villa cover?

The listing database shows Rp 13.28 bn for 255 m² on a 320 m² plot, pool included, and the house is complete. The furniture list isn't spelled out, so we request it for the contract. Transaction taxes and notary fees come on top, and we total them before you deposit.

Where do the yield numbers come from?

We take roughly Rp 5.1 million a night from comparable Pecatu and Bingin villas and adjust for a three-bedroom with a pool. The base case runs 78% occupancy with professional management and 20% of revenue in costs. That's an estimate from Rise Real Bali, not guaranteed income.

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