PECATU · ID RR-5721

Lyvin Uluwatu: one-bedroom apartment, 78.7 m², with ocean view, Pecatu

At 78.7 m², this one-bedroom is closer to a small house than to a studio. The ocean view, terracotta interior and shared pool come with a 33 + 20 year leasehold. Handover is planned for Q2 2028, and the price is Rp 7.01 bn.

Lokal w projekcie Lyvin Uluwatu · lokale w katalogu: 2

Leasehold 33 + 20 years
Under construction
Ocean view

1bedroom
78.7 m²apartment size
Leasehold33 + 20 years
Q2 2028handover
231 mto Suluban Beach

Nieruchomość

What you get

At 78.7 m² (≈ 845 sq ft), the one-bedroom gives a couple real room: a living area with a panoramic window, a dining corner and an ocean view. Interiors lean terracotta and sand, with blinds on the glass. The complex pool is shared.

The typical guest is a couple in high season who wants the Suluban cliffs and sunsets close by. The plot sits in the tourism zone, and the lease gives 33 years and two months plus a 20-year option. PBG and SLF are in process, and we're asking for the numbers.

Here's how we model it. We use Rp 3.0 million a night, higher than apartments in Uluwatu and Bingin because of the ocean view and the upscale class, though a price twice the market limits how far the rate can climb. Occupancy: 70% base, 60% cautious, 80% strong. Operating costs take 20% of revenue. The base case leaves about Rp 615 million a year, 8.8% of the price.

Cena

Rp 7,01 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 33 + 20
StageUnder construction
HandoverQ2 2028
Size78.7 m²
ViewOcean

Gusti AyuDoradczyni · Rise Real Bali · Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Lyvin Uluwatu · apartament z 1 sypialnią, 78,7 m²?

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We'll send the document pack, a yield model at your occupancy and a recorded call with a broker. Reach us on WhatsApp.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Lyvin Uluwatu · apartament z 1 sypialnią, 78,7 m²: brutto i netto

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 3.0 million, with the operator's costs, tax, wear and upkeep taken out of revenue.

Brutto 11,0%≈ Rp 769 mln rocznie przy obłożeniu 70% i cenie Rp 3,0 mln za noc Netto 8,8%≈ Rp 615 mln rocznie · okres zwrotu ≈ 11,4 lat

20%Operating costs 80%Zostaje na czysto

Przychód z najmu bruttoRp 769 mln11,0% ceny · Rp 3,0 mln za noc, obłożenie 70%
Operating costsRp 154 mln20% of revenue
Zostaje nettoRp 615 mln8,8% ceny · okres zwrotu ≈ 11,4 lat

Scenariusze obłożenia: Lyvin Uluwatu · apartament z 1 sypialnią, 78,7 m²
Obłożenie	Przychód brutto	Koszty 20%	Netto	% ceny	Okres zwrotu
60%cautious	Rp 659 mln	Rp 132 mln	Rp 527 mln	7,5%	13,3 lat
70%base	Rp 769 mln	Rp 154 mln	Rp 615 mln	8,8%	11,4 lat
80%strong	Rp 879 mln	Rp 176 mln	Rp 703 mln	10,0%	10,0 lat

The base case is 70% occupancy under professional management, with 60% as the cautious case and 80% 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 3,0 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 60%, bazowy 70% i optymistyczny 80%.
Koszty: 20% 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

The apartment sits on leased land: 33 years and two months, plus first call on a further 20. You reserve, sign the PPJB, then a notarized lease at handover, and the extension terms belong in that lease. PBG and SLF numbers are still on our request list. The rental license can only follow the SLF.

Prawo i pozwolenia: Lyvin Uluwatu · apartament z 1 sypialnią, 78,7 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	33 years 2 months + 20 yearsPriority on the 20-year extension isn't a guarantee. We count the term from handover and fix the extension in the land lease.
Zoning	Tourism zone (Zona Pariwisata), per the listingOur zone label gets tested against an RDTR extract before any deposit.
Building approval (PBG)	In processThe listing database says permits are in the pipeline. The number and extract are on our list.
Developer	Lyvin, company to confirmOur review covers the company, its finished projects and the lease on the land.
Certificate of occupancy (SLF)	After constructionThe SLF comes last, and rental licensing waits on it, which is why your installments track stages.
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	Turnkey, inventory to confirmA furniture and appliance inventory joins 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 Uluwatu · apartament z 1 sypialnią, 78,7 m²?

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

Warunki

Harmonogram wpłat – Lyvin Uluwatu · apartament z 1 sypialnią, 78,7 m²

ReservationA deposit secures the apartment, and we're confirming its size.
Construction stagesTranches follow verified stages, and we ask for the schedule for this unit.
HandoverThe final tranche is due against the acceptance act and the full papers.

The developer leaves its payment plan out of the materials. We fix one in the PPJB after the checks.

Położenie

Położenie: Suluban · Pecatu

Suluban sits at the cliff edge of the Bukit, so the ocean, the surf and the sunsets arrive by foot. The tradeoff is distance from big stores and clinics.

Lyvin Uluwatu: coastline, cliffs and the complex in a rendering — Pecatu · Badung · Suluban

Suluban Beach≈ 230 m straight-line
Single Fin bar≈ 210 m straight-line
360 MOVE gym≈ 410 m straight-line
Uluwatu Temple≈ 1.6 km straight-line
Ngurah Rai Airport≈ 11.4 km straight-line

Guests book the cliff view and the waves. Services beyond the beach strip are limited, and the season shapes bookings.

Suluban · Pecatu · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Co jest w pobliżu

Okolica

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41restaurants
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Miejsca i odległości: dane OpenStreetMap, © autorzy OpenStreetMap. Odległości w linii prostej od nieruchomości.

Konkretne odpowiedzi

Pytania o Lyvin Uluwatu · apartament z 1 sypialnią, 78,7 m²

What does Rise Real Bali charge when I buy the Lyvin Uluwatu 1BR?

You pay no fee to us. Lyvin pays our commission, and our checks before the deposit cost you nothing. For this apartment we verify the 33 + 20 lease, the management contract and the payment stages, and we request the developer's company, PBG and SLF details.

What does the 1BR price cover?

Our database lists Rp 7.01 bn for 78.7 m² with one bedroom. The pool and shared areas belong to the complex. The finish and furniture spec isn't spelled out, so we ask for it and attach it to the contract. Transaction taxes come separately, and we total them before you deposit.

Where do the yield numbers come from?

We start at about Rp 3.0 million a night, based on comparable Pecatu properties, and adjust for a premium one-bedroom. The base case assumes 70% occupancy under professional management and 20% of revenue in costs. It's a Rise Real Bali estimate, not guaranteed income.

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