PECATU · ID RR-5712

Lyvin Melasti: two-bedroom apartment, 195 m², in Melasti, Pecatu

Rp 10.78 bn buys 195 m² (≈ 2,100 sq ft) of two-bedroom apartment, about 100 m² per bedroom, in Lyvin Melasti. Leasehold lasts 36 years with a priority option to extend by 50. Ocean views come with the plan. The developer's handover date is still open on our side.

Lokal w projekcie Lyvin Melasti · lokale w katalogu: 2

Leasehold 36 + 50 years
Handover stated for 2026
Ocean view

2bedrooms
195 m²size
Leasehold36 + 50 years
02.2026handover per the developer

Nieruchomość

What you get

Call it a villa that happens to be an apartment. With roughly 100 m² per bedroom, the 195 m² unit leaves space for a wide living room and terraces. It is the middle type in Lyvin Melasti.

Families and two couples sharing a trip fit here, for stays of two or three weeks. Size and view are the strengths. The ticket is the weakness: a pricier unit takes longer to turn over than a small apartment. We've asked for the finish list and the engineering specs.

For the model we use about Rp 3.7 million a night, in line with large southern Bukit apartments. Occupancy runs 80% in the base case, 70% cautious and 90% strong. Spend 16% of revenue on operating costs and about Rp 912 million a year remains: 8.5% of the price.

Cena

Rp 10,78 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 36 + 50 years
Size195 m²
Rooms2 bedrooms

Gusti AyuDoradczyni · Rise Real Bali · Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Lyvin Melasti · apartament z 2 sypialniami, 195 m²?

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Wyślij zapytanie

After you contact us on WhatsApp or Telegram, expect the documents, a yield run at your own occupancy assumption, and a call recording with a broker.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Lyvin Melasti · apartament z 2 sypialniami, 195 m²: brutto i netto

The developer doesn't publish a yield for this unit. Below is our model, built on a rate near Rp 3.7 million a night, then reduced by operating costs.

Brutto 10,1%≈ Rp 1,09 mld rocznie przy obłożeniu 80% i cenie Rp 3,7 mln za noc Netto 8,5%≈ Rp 912 mln rocznie · okres zwrotu ≈ 11,8 lat

16%Operating costs 84%Zostaje na czysto

Przychód z najmu bruttoRp 1,09 mld10,1% ceny · Rp 3,7 mln za noc, obłożenie 80%
Operating costsRp 174 mln16% of revenue
Zostaje nettoRp 912 mln8,5% ceny · okres zwrotu ≈ 11,8 lat

Scenariusze obłożenia: Lyvin Melasti · apartament z 2 sypialniami, 195 m²
Obłożenie	Przychód brutto	Koszty 16%	Netto	% ceny	Okres zwrotu
70%cautious	Rp 950 mln	Rp 152 mln	Rp 798 mln	7,4%	13,5 lat
80%base	Rp 1,09 mld	Rp 174 mln	Rp 912 mln	8,5%	11,8 lat
90%strong	Rp 1,22 mld	Rp 195 mln	Rp 1,03 mld	9,5%	10,5 lat

We model 80% occupancy as the base, 70% as the cautious case and 90% as the strong case, always with a professional manager.

Skąd te liczby

Dane dewelopera: Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
Cena za noc: Rp 3,7 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: Keluoli Villas Bingin · willa z 3 sypialniami, 187 m²: 9,1% netto przy obłożeniu 80%; 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%.
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

Leasehold, 36 years plus a priority 50-year extension, is how Lyvin offers this apartment. We measure the remaining term from handover and record the extension terms in your lease. PPJB first, notarized lease second. The developer still owes us the permit number and the zoning extract.

Prawo i pozwolenia: Lyvin Melasti · apartament z 2 sypialniami, 195 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	36 + 50 yearsThe base term is 36 years, and the developer attaches a priority right to extend for 50. Remaining years count from handover, and the extension goes into the contract.
Zoning	To confirmThe RDTR extract tells us what the plot may be used for. It arrives before your deposit.
Building approval (PBG)	To confirmPermit number and extract are on our request list, due before any deposit.
Developer	Lyvin, legal entity to confirmWe look at the company that stands behind the project and at what it has built.
Certificate of occupancy (SLF)	To confirmThe regency licenses rentals only after an SLF. We ask for the project status in writing before you pay.
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 confirmA furniture and appliance list becomes an appendix to your 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 Lyvin Melasti · apartament z 2 sypialniami, 195 m²?

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

Warunki

Harmonogram wpłat – Lyvin Melasti · apartament z 2 sypialniami, 195 m²

ReservationA reservation deposit holds the unit; we're confirming the amount.
First installment30% of the contract price.
BalanceThe developer gives no schedule or dates, so we request them for this unit.
HandoverYour final payment is released against the full document pack.

Only the 30% down payment comes from the developer. We fix the full schedule in the PPJB after due diligence.

Położenie

Położenie: Melasti · Pecatu

Southern Bukit at Melasti gives you ocean and room to breathe. It rewards a large apartment. It punishes anyone who wants dinner without a car.

Lyvin Melasti 2BR: terraced block and pool at sunset — Pecatu · Badung · Melasti

Melasti Beach (straight line)≈ 2.5 km
Pandawa Beach (straight line)≈ 5 km
Uluwatu Temple (straight line)≈ 6.5 km
Ngurah Rai Airport (straight line)≈ 10.5 km

Families pick Melasti for quiet and a nearby beach, then drive for groceries and restaurants.

Melasti · Pecatu · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Co jest w pobliżu

Okolica

Do 1 km od nieruchomości

6hotels
4restaurants
2sights
1bar
1gym

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

Konkretne odpowiedzi

Pytania o Lyvin Melasti · apartament z 2 sypialniami, 195 m²

What does Rise Real Bali charge for the Lyvin Melasti 2BR?

Nothing. Lyvin's price list sets what you pay, and the developer funds our commission. We absorb the cost of checks before your deposit: the 36-year lease and 50-year priority extension, a zoning extract, the company behind the project and the building approval number.

Can I buy the 195 m² Lyvin Melasti apartment from abroad?

Yes. Watch the apartment over video, then let a notary sign on your behalf under a power of attorney. We take the unit over locally. Once the 30% installment is in, we request the schedule for the balance, verify each stage, and send the final payment against the full paperwork.

How did you reach the yield figures for the Lyvin Melasti 2BR?

We take about Rp 3.7 million a night, in line with big southern Bukit apartments, and scale for roughly 100 m² per bedroom. Base occupancy is 80%. Operating costs absorb 16% of revenue, which leaves around Rp 912 million a year, or 8.5% of the price. It remains an estimate.

Who is the Lyvin Melasti 2BR for?

It suits a family or two couples renting for two to three weeks, and an owner who wants space plus a view. Because the price is higher, the unit turns over more slowly than a one-bedroom. Check the yield cases above before you decide.

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