KUTA · ID RR-5659

Minori: five-bedroom villa, 356.5 m², with a private pool, Kuta

Three floors, five bedrooms and six bathrooms make this 356.5 m² villa the largest at Minori, priced at Rp 11.79 bn. The plot measures 260 m², the pool is private, the lease runs 60 + 25 years, and handover is planned for Q4 2026.

Lokal w projekcie Minori · lokale w katalogu: 3

  • Leasehold 60 + 25 years
  • Finishing
  • Three floors
  • 5bedrooms
  • 6bathrooms
  • 356.5 m²villa footprint
  • 260 m²plot
  • Leasehold60 + 25 years
  • Q4 2026handover

Nieruchomość

What you get

This is the biggest villa in the complex: 356.5 m² (≈ 3,835 sq ft) over three floors, with five bedrooms, six bathrooms, a pool, a terrace and a spacious living room. Stone and wood run through the finish. Per square meter it costs less than the small villas of the complex.

Owners buy a house like this to raise a family or to rent to a large party. Demand for five bedrooms is narrow, though the nightly rate runs high. Installments start at 30% down. The land has a tourism and mixed label, and the lease gives 60 years plus 25.

Here's how we model it. We use Rp 5.0 million a night, borrowed from four-bedroom villas, because we have no five-bedroom comparables. Occupancy: 72% base, 62% cautious, 82% strong. Operating costs take 16% of revenue. The base case leaves about Rp 1.09 bn a year, 9.3% of the price.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Minori · willa z 5 sypialniami, 356,5 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 1,30 mld rocznie przy obłożeniu 72% i cenie Rp 5,0 mln za noc Netto 9,3%≈ Rp 1,09 mld rocznie · okres zwrotu ≈ 10,8 lat
  • Przychód z najmu bruttoRp 1,30 mld11,1% ceny · Rp 5,0 mln za noc, obłożenie 72%
  • Operating costsRp 208 mln16% of revenue
  • Zostaje nettoRp 1,09 mld9,3% ceny · okres zwrotu ≈ 10,8 lat
Scenariusze obłożenia: Minori · willa z 5 sypialniami, 356,5 m²
ObłożeniePrzychód bruttoKoszty 16%Netto% cenyOkres zwrotu
62%cautiousRp 1,12 mldRp 179 mlnRp 942 mln8,0%12,5 lat
72%baseRp 1,30 mldRp 208 mlnRp 1,09 mld9,3%10,8 lat
82%strongRp 1,48 mldRp 237 mlnRp 1,25 mld10,6%9,5 lat

The base case is 72% occupancy under professional management, with 62% as the cautious case and 82% 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 62%, bazowy 72% i optymistyczny 82%.
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 4 sypialniami, 231,3 m²: 9,3% netto przy obłożeniu 65%.
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 behind this villa is a 60-year land lease plus a 25-year extension that has to be spelled out in the lease. Steps: reservation, PPJB, then a notarized lease at handover. The listing marks a permit but gives no number. After finishing, the SLF and the rental license come next.

Prawo i pozwolenia: Minori · willa z 5 sypialniami, 356,5 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 yearsWe count the term from handover, and the lease carries the 25-year extension terms.
ZoningTourism and mixed zone, per the listingOur database shows Tourism/Mixed. An RDTR extract settles it before any deposit.
Building approval (PBG)Marked · number requestedThe listing says the permit exists. The number and an extract are what we're requesting.
DeveloperEco Invest Group, company to confirmWe examine the company, its delivered projects and the land lease.
Certificate of occupancy (SLF)After constructionWithout the SLF there's no rental license, so payments follow the build 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 confirmThe contract appendix lists every piece of furniture and each appliance.
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 5 sypialniami, 356,5 m²?

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

Warunki

Harmonogram wpłat – Minori · willa z 5 sypialniami, 356,5 m²

  1. Down payment30% of the price opens the plan, and a wider option moves up to 15% more into later payments.
  2. InstallmentsThe rest follows the developer's schedule, which we request for this villa.
  3. HandoverThe last payment follows the acceptance act and the full papers.

Database prices are installment prices. Pay in full and the developer takes 5% off. The PPJB holds the agreed terms.

Położenie

Położenie: Legian · Kuta

Kuta sits next to the airport, with Legian and Double Six beaches near, so guests flow in all year. Space is tight and the streets are 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

Kuta wins on access and steady demand and loses on congestion and noise.

Legian · Kuta · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Minori · willa z 5 sypialniami, 356,5 m²

What does Rise Real Bali charge when I buy the Minori 5BR?

Nothing from you. The developer pays our commission, and our checks before the deposit cost you zero. For the 5BR we verify the 60 + 25 lease and the extension terms. We also ask for the company details, the PBG number and an extract.

What does the 5BR price include?

The database shows Rp 11.79 bn, an installment price; full payment earns the developer's 5% discount. The villa spans three floors with five bedrooms, six bathrooms, a terrace and a pool. We request the furniture list and attach it to the contract.

Where do the yield numbers come from?

We use roughly Rp 5.0 million a night, taken from four-bedroom villas because no five-bedroom comparables exist, then adjust for a pool villa. The base case assumes 72% occupancy with professional management and 16% of revenue in costs. It's a Rise Real Bali estimate, not a guarantee.

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