PECATU · ID RR-5722

Lyvin Uluwatu: two-bedroom apartment, 80.5 m², with ocean view, Pecatu

Two bedrooms for the price of one: this 80.5 m² apartment costs Rp 7.01 bn, the same as the 78.7 m² one-bedroom in the same complex. A double-height living room and the ocean view come with it. Leasehold runs 33 + 20 years, with handover in Q2 2028.

Lokal w projekcie Lyvin Uluwatu · lokale w katalogu: 2

Leasehold 33 + 20 years
Under construction
Two bedrooms

2bedrooms
80.5 m²apartment size
Leasehold33 + 20 years
Q2 2028handover
231 mto Suluban Beach

Nieruchomość

What you get

The 80.5 m² (≈ 865 sq ft) two-bedroom costs the same as the one-bedroom, with almost identical floor area and one more bedroom. The living room and dining zone face an ocean-view window. Renderings show a double-height space, a spiral staircase and terracotta walls.

Two couples or a family fit here for a week. More guests per booking is the rental upside at the same entry price. The land sits in the tourism zone, and the lease gives 33 years and two months with a 20-year option. PBG and SLF are in process.

Here's how we model it. We use Rp 3.3 million a night, above the median for two-bedroom apartments in Uluwatu, because of the complex's class and the view. Occupancy: 65% base, 55% cautious, 75% strong. Operating costs take 20% of revenue. The base case leaves about Rp 621 million a year, 8.9% 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
Size80.5 m²
ViewOcean

Gusti AyuDoradczyni · Rise Real Bali · Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Lyvin Uluwatu · apartament z 2 sypialniami, 80,5 m²?

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

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Lyvin Uluwatu · apartament z 2 sypialniami, 80,5 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, with operator costs, tax, wear and upkeep taken from revenue.

Brutto 11,1%≈ Rp 777 mln rocznie przy obłożeniu 65% i cenie Rp 3,3 mln za noc Netto 8,9%≈ Rp 622 mln rocznie · okres zwrotu ≈ 11,3 lat

20%Operating costs 80%Zostaje na czysto

Przychód z najmu bruttoRp 777 mln11,1% ceny · Rp 3,3 mln za noc, obłożenie 65%
Operating costsRp 155 mln20% of revenue
Zostaje nettoRp 622 mln8,9% ceny · okres zwrotu ≈ 11,3 lat

Scenariusze obłożenia: Lyvin Uluwatu · apartament z 2 sypialniami, 80,5 m²
Obłożenie	Przychód brutto	Koszty 20%	Netto	% ceny	Okres zwrotu
55%cautious	Rp 657 mln	Rp 131 mln	Rp 526 mln	7,5%	13,3 lat
65%base	Rp 777 mln	Rp 155 mln	Rp 622 mln	8,9%	11,3 lat
75%strong	Rp 896 mln	Rp 179 mln	Rp 717 mln	10,2%	9,8 lat

The base case is 65% occupancy under professional management, with 55% as the cautious case and 75% 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 3,3 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: 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 right you buy is a land lease of 33 years and two months, with first call on 20 more years. Reserve first, then the PPJB, then a notarized lease at handover. PBG and SLF numbers are on our request list. Rental licensing follows the SLF, after construction ends.

Prawo i pozwolenia: Lyvin Uluwatu · apartament z 2 sypialniami, 80,5 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 yearsThe 20-year extension has priority status only. The land lease must carry its price and terms, and we count the term from handover.
Zoning	Tourism zone (Zona Pariwisata), per the listingWe confirm the zone from our database with an RDTR extract before your deposit.
Building approval (PBG)	In processThe permit sits in processing per the listing database. We request the number and the extract.
Developer	Lyvin, company to confirmWe check the legal entity, completed buildings and the land lease.
Certificate of occupancy (SLF)	After constructionNo SLF means no rental license, so we pin payments to stages instead of dates.
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 confirmThe contract carries an appendix with furniture and appliances.

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 2 sypialniami, 80,5 m²?

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

Warunki

Harmonogram wpłat – Lyvin Uluwatu · apartament z 2 sypialniami, 80,5 m²

ReservationA deposit holds the apartment, and we're confirming the amount.
Construction stagesTranches track verified stages, using a schedule we request for this unit.
HandoverThe closing payment follows the acceptance act and the document pack.

The developer doesn't publish a payment plan, so we settle one inside the PPJB after due diligence.

Położenie

Położenie: Suluban · Pecatu

The Bukit's southwest corner brings cliffs, Padang Padang and Suluban surf and Uluwatu Temple together. Sunsets are part of what you buy. Supermarkets and clinics take a drive.

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

The pitch is surf, cliffs and sunsets at the door. The limits are seasonal bookings and few everyday services.

Suluban · Pecatu · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Co jest w pobliżu

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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 2 sypialniami, 80,5 m²

What does Rise Real Bali charge when I buy the 2BR at Lyvin Uluwatu?

Zero. The developer covers our commission, and the checks before your deposit come at our expense. For the 2BR we verify the 33 + 20 lease, the management contract and the payment stages. Entity details, the PBG number and the SLF stay on our request list.

How does the 2BR differ from the 1BR at the same price?

The areas are nearly equal at 80.5 and 78.7 m², and both cost Rp 7.01 bn. The two-bedroom adds a bedroom, which raises capacity and the nightly rate. We compare the floor plans and bedroom sizes before booking rather than trust the type names.

Where do the yield numbers come from?

We use about Rp 3.3 million a night, drawn from comparable Pecatu properties, then adjust for a premium two-bedroom. The base case runs 65% occupancy under professional management and 20% of revenue in costs. It's a Rise Real Bali estimate, not a guarantee of income.

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