PECATU · ID RR-5730

Magic Story: one-bedroom loft villa, 119.7 m², in Pecatu

A 119.7 m² (≈ 1,290 sq ft) loft-style villa with one bedroom and a terrace pool, ready in November 2026. The plot sits in the tourism zone, and the lease runs 30 + 25 years. The price is Rp 4.78 bn, with the developer's in-house company managing rentals at 20% of revenue.

Lokal w projekcie Magic Story

Leasehold 30 + 25 years
Finishing
Management 20%

1bedroom
1bathroom
119.7 m²house size
80.5 m²plot
Leasehold30 + 25 years

Nieruchomość

What you get

Red brick, arched windows and a wooden staircase up to the second level. The bedroom sits under a high ceiling and looks into greenery.

Downstairs you find a living room with a bar counter, a kitchen and a terrace with the pool. The house is big for one bedroom, and guests booking this format pay for the room to spread out.

For the model we use about Rp 1.8 million a night, taken from comparable villas on the southern Bukit and in Nusa Dua, because the catalog has no direct Pecatu match. Occupancy: 80% base, 70% cautious, 90% strong. Operating costs absorb 16% of revenue, so the base case keeps roughly Rp 434 million a year, 9.1% of the price.

Cena

Rp 4,78 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 30 + 25
Plot80.5 m²
ZoningTourism zone (W)

Gusti AyuDoradczyni · Rise Real Bali · Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Magic Story · willa z 1 sypialnią, 120 m²?

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Message us and you'll receive the papers for this villa, a rental model at the occupancy you choose, and a recording of a broker walking through them.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Magic Story · willa z 1 sypialnią, 120 m²: brutto i netto

The developer doesn't publish a yield for this villa. Below is our model. It starts from about Rp 1.8 million a night and subtracts management, tax, wear and upkeep.

Brutto 10,8%≈ Rp 517 mln rocznie przy obłożeniu 80% i cenie Rp 1,8 mln za noc Netto 9,1%≈ Rp 434 mln rocznie · okres zwrotu ≈ 11,0 lat

16%Operating costs 84%Zostaje na czysto

Przychód z najmu bruttoRp 517 mln10,8% ceny · Rp 1,8 mln za noc, obłożenie 80%
Operating costsRp 82,7 mln16% of revenue
Zostaje nettoRp 434 mln9,1% ceny · okres zwrotu ≈ 11,0 lat

Scenariusze obłożenia: Magic Story · willa z 1 sypialnią, 120 m²
Obłożenie	Przychód brutto	Koszty 16%	Netto	% ceny	Okres zwrotu
70%cautious	Rp 452 mln	Rp 72,4 mln	Rp 380 mln	7,9%	12,6 lat
80%base	Rp 517 mln	Rp 82,7 mln	Rp 434 mln	9,1%	11,0 lat
90%strong	Rp 581 mln	Rp 93,0 mln	Rp 488 mln	10,2%	9,8 lat

Occupancy cases: 70% cautious, 80% base, 90% strong, all assuming professional management.

Skąd te liczby

Dane dewelopera: Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
Cena za noc: Rp 1,8 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

Here you lease the villa for 30 years and may extend for 25 more with priority. The years left are measured from handover, and the extension appears in the contract. Our checks come first, then a PPJB and the lease deed at a notary. We are still asking for the permit number and the SLF status.

Prawo i pozwolenia: Magic Story · willa z 1 sypialnią, 120 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	30 + 25 yearsThe base term is 30 years, and the 25-year extension carries priority. We count the remaining years from handover and write the extension terms into the contract.
Zoning	Tourism zone (W), per the developerAn RDTR extract confirms the zone before you pay a deposit.
Building approval (PBG)	To confirmWe ask for the permit number and its extract ahead of the deposit.
Developer	PT Rumah ArchipelagoWe check the company and the villas it has handed over.
Certificate of occupancy (SLF)	To confirmThe rental license waits on the SLF, so your payments follow finishing stages and not 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	Finishing, furniture to confirmThe furniture and appliance list becomes an appendix to 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 Magic Story · willa z 1 sypialnią, 120 m²?

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

Warunki

Harmonogram wpłat – Magic Story · willa z 1 sypialnią, 120 m²

ReservationThe reservation deposit holds the villa; we're confirming its size.
Finishing stagesTranches follow the finishing work, and we ask the developer for the schedule.
HandoverYour last payment is released against the full document set.

No payment plan appears in the developer's materials. After due diligence we agree one and write it into the PPJB.

Położenie

Położenie: Pecatu · Bukit

Pecatu sits on the far southern Bukit, a short ride from Uluwatu's surf spots, cliffs and beach clubs. Quieter than Canggu, with a thinner choice of shops.

Magic Story 1BR: brick facade of the villas with arched windows — Pecatu · Badung · South Kuta

Uluwatu Temple (straight line)≈ 3.7 km
GWK Cultural Park (straight line)≈ 6.0 km
Ngurah Rai Airport (straight line)≈ 9.1 km
Jimbaran Bay Beach (straight line)≈ 5.7 km

Ocean and quiet bring people here. The trip to the airport and to restaurants runs longer than from Canggu.

Pecatu · Bukit · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Magic Story · willa z 1 sypialnią, 120 m²

What do you charge for the Magic Story 1BR villa?

Our fee for you is zero. The developer pays us, and you pay the list price. Ahead of the deposit, we check the 30 + 25 year lease and its extension clause, compare the W tourism zone with the official zoning record, and ask for the company details and the permit paperwork.

Can I buy the Magic Story villa without visiting Bali?

Yes. Do the viewing by video, let a notary sign under a power of attorney, and we receive the villa in November 2026 for you. Tranches follow the finishing stages we inspect on site. The closing payment is made only against the complete document set.

How did you work out the Magic Story 1BR yield?

Our base is about Rp 1.8 million a night, drawn from comparable southern Bukit villas and scaled to one bedroom. With 80% occupancy under professional management and 16% operating costs, roughly Rp 434 million a year stays with you, or 9.1% of the price. It's an estimate, not a guarantee.

What kind of guest books a loft villa in Pecatu?

Couples and small groups who want space for a longer stay, usually near the Uluwatu surf and beach clubs. At nearly 120 m² the house feels large for one bedroom, and that room is what the nightly rate pays for.

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