KUTA · ID RR-5658

Minori: four-bedroom villa, 231.3 m², with a private pool, Kuta

Four bedrooms, five bathrooms and 231.3 m² of built area on two floors: the Minori 4BR is a group house priced at Rp 10.62 bn. A private pool sits on a 220 m² plot, 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
  • Four bedrooms
  • 4bedrooms
  • 5bathrooms
  • 231.3 m²villa footprint
  • 220 m²plot
  • Leasehold60 + 25 years
  • Q4 2026handover

Nieruchomość

What you get

The two-story house covers 231.3 m² (≈ 2,490 sq ft) with four bedrooms, five bathrooms, a terrace and a pool. Stone and wood frame the facade, windows run tall and the living room is open. Common areas have room for a large family or a group of friends.

For rental, this house suits groups booking a week or more, and demand runs more seasonal than for small villas. 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 5.0 million a night, the level of four-bedroom villas on the Bukit, since Kuta has no comparable data. Occupancy: 65% base, 55% cautious, 75% strong. Operating costs take 16% of revenue. The base case leaves about Rp 988 million a year, 9.3% of the price.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Minori · willa z 4 sypialniami, 231,3 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 5.0 million, with management, tax, wear and upkeep taken out of revenue.

Brutto 11,1%≈ Rp 1,18 mld rocznie przy obłożeniu 65% i cenie Rp 5,0 mln za noc Netto 9,3%≈ Rp 988 mln rocznie · okres zwrotu ≈ 10,8 lat
  • Przychód z najmu bruttoRp 1,18 mld11,1% ceny · Rp 5,0 mln za noc, obłożenie 65%
  • Operating costsRp 188 mln16% of revenue
  • Zostaje nettoRp 988 mln9,3% ceny · okres zwrotu ≈ 10,8 lat
Scenariusze obłożenia: Minori · willa z 4 sypialniami, 231,3 m²
ObłożeniePrzychód bruttoKoszty 16%Netto% cenyOkres zwrotu
55%cautiousRp 995 mlnRp 159 mlnRp 836 mln7,9%12,7 lat
65%baseRp 1,18 mldRp 188 mlnRp 988 mln9,3%10,8 lat
75%strongRp 1,36 mldRp 217 mlnRp 1,14 mld10,7%9,3 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
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 5.0 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 5,0 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 55%, bazowy 65% i optymistyczny 75%.
Koszty
16% przychodu: koszty operacyjne obiektu.
Porównywalne oferty
Minori · willa z 2 sypialniami, 99,1 m²: 9,2% netto przy obłożeniu 53%; 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.

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Własność

Jakie prawo kupujesz i w jakim stanie są dokumenty

What you receive is a land lease of 60 years, with a 25-year extension to be written into the lease. Reserve, sign the PPJB, then complete a notarized lease at handover. The permit is marked in the listing, though without a number. SLF and the rental license follow after finishing.

Prawo i pozwolenia: Minori · willa z 4 sypialniami, 231,3 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 yearsYears count from handover, and the lease must hold the extension terms.
ZoningTourism and mixed zone, per the listingThe label comes from our database, and an RDTR extract backs it up before the deposit.
Building approval (PBG)Marked · number requestedThe listing shows the permit as held. We want the number and the extract on file.
DeveloperEco Invest Group, company to confirmWe check the entity, what it has delivered and the land lease.
Certificate of occupancy (SLF)After constructionThe SLF follows the building work, and the rental license depends on it.
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 confirmFurniture and appliances go into an appendix of 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 Minori · willa z 4 sypialniami, 231,3 m²?

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

Warunki

Harmonogram wpłat – Minori · willa z 4 sypialniami, 231,3 m²

  1. Down payment30% of the price starts the plan, with a wider option moving up to 15% extra into later payments.
  2. InstallmentsThe developer's schedule covers the rest, and we request it for this villa.
  3. HandoverYou pay the last tranche against the acceptance act and the papers.

Database prices are installment prices, and a full upfront payment earns 5% off from the developer. The PPJB carries the final terms.

Położenie

Położenie: Legian · Kuta

Kuta keeps the airport, the beaches and Legian within a short ride, and guests arrive in every month. Streets stay busy and loud.

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

People choose Kuta for access and steady demand, and they accept traffic and noise as the price.

Legian · Kuta · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Minori · willa z 4 sypialniami, 231,3 m²

What does Rise Real Bali charge when I buy the Minori 4BR?

Nothing. The developer pays our commission, and we run the checks before your deposit ourselves. For the 4BR we verify the 60 + 25 lease and the extension wording, then chase the company details, the PBG number and an extract.

Who is the 4BR villa for?

A big family or a group of friends. It has four bedrooms, five bathrooms and an open living room. For an investor, it means a high nightly rate and a narrower pool of renters, with bookings more seasonal than at small villas. Our model uses 65% occupancy, not peak season.

Where do the yield numbers come from?

We start from about Rp 5.0 million a night, based on comparable four-bedroom villas, and adjust for a pool villa. The base case assumes 65% occupancy under professional management and 16% of revenue in costs. This is a Rise Real Bali estimate, not guaranteed income.

Oferty

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