KUTA · ID RR-5657

Minori: two-bedroom villa, 99.1 m², with a private pool, Kuta

Rp 5.29 bn is the cheapest way into Minori: a two-bedroom villa with 99.1 m² of built area on a 140 m² plot, its own pool and a terrace. The lease is 60 + 25 years, and handover is planned for Q4 2026.

Lokal w projekcie Minori · lokale w katalogu: 3

  • Leasehold 60 + 25 years
  • Finishing
  • Private pool
  • 2bedrooms
  • 99.1 m²villa footprint
  • 140 m²plot
  • Leasehold60 + 25 years
  • Q4 2026handover

Nieruchomość

What you get

This is the smallest layout at Minori: two bedrooms, two bathrooms and a terrace. The 140 m² plot holds a pool and a place to sit outside, and the living room opens right onto the water.

Pairs and two friends renting for a week or two fit it best, with the airport and Legian's beaches close. Installments start at 30% down. The zone label is tourism and mixed, and the lease gives 60 years plus 25. We're requesting the PBG number.

Here's how we model it. We use Rp 3.0 million a night, taken from the nearest comparable two-bedroom, which is in Umalas, since we have no Kuta comps. Occupancy: 53% base, 43% cautious, 63% strong. Operating costs take 16% of revenue. The base case leaves about Rp 489 million a year, 9.2% of the price.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Minori · willa z 2 sypialniami, 99,1 m²: brutto i netto

The developer quotes a yield of 14–16% a year and doesn't say whether it's before or after expenses. Below is our model: a nightly rate of Rp 3.0 million, with management, tax, wear and upkeep taken out of revenue.

Brutto 11,0%≈ Rp 582 mln rocznie przy obłożeniu 53% i cenie Rp 3,0 mln za noc Netto 9,2%≈ Rp 489 mln rocznie · okres zwrotu ≈ 10,8 lat
  • Przychód z najmu bruttoRp 582 mln11,0% ceny · Rp 3,0 mln za noc, obłożenie 53%
  • Operating costsRp 93,1 mln16% of revenue
  • Zostaje nettoRp 489 mln9,2% ceny · okres zwrotu ≈ 10,8 lat
Scenariusze obłożenia: Minori · willa z 2 sypialniami, 99,1 m²
ObłożeniePrzychód bruttoKoszty 16%Netto% cenyOkres zwrotu
43%cautiousRp 472 mlnRp 75,6 mlnRp 397 mln7,5%13,3 lat
53%baseRp 582 mlnRp 93,1 mlnRp 489 mln9,2%10,8 lat
63%strongRp 692 mlnRp 111 mlnRp 581 mln11,0%9,1 lat

The base case is 53% occupancy under professional management, with 43% as the cautious case and 63% as the strong one.

Skąd te liczby

Dane dewelopera
The developer quotes a yield of 14–16% a year and doesn't say whether it's before or after expenses. Below is our model: a nightly rate of Rp 3.0 million, with management, tax, wear and upkeep taken out of revenue. Pokazujemy tak, jak podaje deweloper. Nie wchodzi to do naszego modelu.
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 43%, bazowy 53% i optymistyczny 63%.
Koszty
16% przychodu: koszty operacyjne obiektu.
Porównywalne oferty
Minori · willa z 4 sypialniami, 231,3 m²: 9,3% netto przy obłożeniu 65%; Minori · willa z 5 sypialniami, 356,5 m²: 9,3% netto przy obłożeniu 72%.
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.

Poproś o wyliczenie na WhatsApp

Własność

Jakie prawo kupujesz i w jakim stanie są dokumenty

The villa stands on a 60-year land lease with 25 more years as an extension, and those extension terms are what we want in writing. You reserve, sign the PPJB and take a notarized lease at handover. The PBG is marked in the listing without a number. SLF and rental license come once finishing ends.

Prawo i pozwolenia: Minori · willa z 2 sypialniami, 99,1 m²
Form of ownershipLeaseholdForeigners 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 term60 years + 25 yearsThe remaining years count from handover. We fix the extension conditions in the land lease.
ZoningTourism and mixed zone, per the listingThe Tourism/Mixed label from our database meets an RDTR extract before your deposit.
Building approval (PBG)Marked · number requestedA permit tick appears in the listing, and the number and extract are what we ask for.
DeveloperEco Invest Group, company to confirmWe look into the company, completed projects and the land lease.
Certificate of occupancy (SLF)After constructionRental licensing waits for the SLF, which is why we tie payments to 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 nomineeNot 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 escrowNone, 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 handoverTurnkey, inventory to confirmYour contract gets an appendix listing the 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 Minori · willa z 2 sypialniami, 99,1 m²?

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

Warunki

Harmonogram wpłat – Minori · willa z 2 sypialniami, 99,1 m²

  1. Down payment30% opens the installment plan, and a wider scenario shifts up to 15% more into later payments.
  2. InstallmentsThe remainder follows a schedule we request for this villa.
  3. HandoverYour final payment goes against the acceptance act and the full document pack.

Our database lists installment prices, and the developer takes 5% off for full payment. We record the terms in the PPJB after the checks.

Położenie

Położenie: Legian · Kuta

Kuta puts the airport, Legian and Double Six within a short ride and keeps guests coming all year. The street life is tight and noisy.

Minori: terrace by the pool and an open living room
Kuta · Badung · Legian area
  • Double Six Beach≈ 1.4 km straight-line
  • The Vie Spa≈ 200 m straight-line
  • Hub Bali Coworking Legian≈ 300 m straight-line
  • Dream Museum Zone≈ 440 m straight-line
  • Ngurah Rai Airport≈ 5.7 km straight-line

You buy convenience here: the airport, the beaches and steady bookings. Traffic and noise are the cost.

Legian · Kuta · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Minori · willa z 2 sypialniami, 99,1 m²

What does Rise Real Bali charge when I buy the Minori 2BR?

Nothing. The developer covers our commission, and our pre-deposit checks are free to you. For the 2BR we verify the 60 + 25 lease and the extension terms. The company details, the PBG number and an extract are on our request list.

What does the 2BR price include?

The listing database shows Rp 5.29 bn, which is an installment price; paying in full earns the developer's 5% discount. You get two bedrooms, two bathrooms, a terrace and a private pool. The furniture and appliance list isn't spelled out, so we request it for the contract.

Where do the yield numbers come from?

We take about Rp 3.0 million a night from comparable two-bedroom villas and adjust for a pool villa. The base case assumes 53% occupancy under professional management and 16% of revenue in costs. That's a Rise Real Bali estimate, not guaranteed income.

Oferty

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