CEMAGI · ID RR-5864

Ocean Bay Villas: two-bedroom villa, 175 m², three levels, Cemagi

Rp 5.84 bn buys a three-level villa of 175 m² in Cemagi with two bedrooms, two bathrooms and two pools. The plot is 120 m², and the lease is 25 years with an option for 20 more.

Lokal w projekcie Ocean Bay Villas

  • Leasehold 25 + 20 years
  • Two pools
  • Three levels
  • 2bedrooms
  • 175 m²house area
  • 120 m²plot
  • Leasehold25 + 20 years
  • 2bathrooms
  • 2pools

Nieruchomość

What you get

The villa packs two bedrooms and two bathrooms into three levels. Living space is 175 m², and the full build is 220 m². The 120 m² plot is used densely, but both pools stay private.

The lower pool sits at ground level, and the other is on the roof. A house like this suits guests who want separate bedrooms and several shared areas. We walk through the ready villa in person and accept a new one stage by stage.

We assume about Rp 3.0 million a night, the median for two-bedroom villas in Cemagi. Occupancy cases are 48%, 58% and 68%, with 58% as the base. Operating costs take 16% of revenue. The base case nets roughly Rp 535 million a year, 9.2% of the price.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Ocean Bay Villas · willa z 2 sypialniami, 175 m²: brutto i netto

The developer quotes a yield of 14% a year and doesn't say what it's based on. Below is our model: a nightly rate of Rp 3.0 million for a two-bedroom villa in Cemagi, with operating costs deducted from revenue.

Brutto 10,9%≈ Rp 637 mln rocznie przy obłożeniu 58% i cenie Rp 3,0 mln za noc Netto 9,2%≈ Rp 535 mln rocznie · okres zwrotu ≈ 10,9 lat
  • Przychód z najmu bruttoRp 637 mln10,9% ceny · Rp 3,0 mln za noc, obłożenie 58%
  • Operating costsRp 102 mln16% of revenue
  • Zostaje nettoRp 535 mln9,2% ceny · okres zwrotu ≈ 10,9 lat
Scenariusze obłożenia: Ocean Bay Villas · willa z 2 sypialniami, 175 m²
ObłożeniePrzychód bruttoKoszty 16%Netto% cenyOkres zwrotu
48%cautiousRp 527 mlnRp 84,3 mlnRp 443 mln7,6%13,2 lat
58%baseRp 637 mlnRp 102 mlnRp 535 mln9,2%10,9 lat
68%strongRp 747 mlnRp 119 mlnRp 627 mln10,7%9,3 lat

Base is 58% occupancy under professional management; cautious is 48% and strong is 68%.

Skąd te liczby

Dane dewelopera
The developer quotes a yield of 14% a year and doesn't say what it's based on. Below is our model: a nightly rate of Rp 3.0 million for a two-bedroom villa in Cemagi, with operating costs deducted from 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 48%, bazowy 58% i optymistyczny 68%.
Koszty
16% przychodu: koszty operacyjne obiektu.
Porównywalne oferty
Cemagi Villa: 9,9% netto przy obłożeniu 40%; Casa Kayana · willa z 2 sypialniami: 9,9% netto przy obłożeniu 53%; Casa Nostra: 10,0% netto przy obłożeniu 54%.
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 villa comes on 25 years of leasehold, plus a 20-year option on market terms that the contract spells out. After the reservation you sign a PPJB and register the lease with a notary. The PBG and the zone check come first on our list, and the SLF depends on whether you take the finished house or a new build.

Prawo i pozwolenia: Ocean Bay Villas · willa z 2 sypialniami, 175 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 term25 + 20 yearsTwenty more years are an option at market terms, so we set the price and the procedure in the deed.
ZoningTourism / mixed use, per the developerThe RDTR extract tells us whether nightly rental fits the plot.
Building approval (PBG)To confirmThe developer owes us the PBG number and its extract before a deposit.
DeveloperBalibizaWe review Balibiza and the houses it has completed.
Certificate of occupancy (SLF)Ready villa: to confirm; new builds: after constructionWe ask for the finished villa's SLF now and tie a new build's payments to the certificate.
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 handoverContents to confirmAny furniture list goes into the contract as an appendix.
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
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Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Ocean Bay Villas · willa z 2 sypialniami, 175 m²?

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

Warunki

Harmonogram wpłat – Ocean Bay Villas · willa z 2 sypialniami, 175 m²

  1. ReservationThe deposit, and whether it can be refunded, go into writing.
  2. ContractYou sign once the land and permits pass our review.
  3. HandoverThe balance goes out against the documents and the finished house.

No single payment plan is public. For a ready villa and for a new build, the terms differ, and we fix each in the PPJB.

Położenie

Położenie: Cemagi · west coast

Coastal building west of Canggu, with paddies nearby. Infrastructure is still catching up, so rides run longer.

Ocean Bay Villas 2BR: general view of the villa complex
Cemagi · Badung · Mengwi
  • Echo Beach≈ 2.5 km, straight line
  • Tanah Lot Temple≈ 3.2 km, straight line
  • Seminyak center≈ 8.7 km, straight line
  • Ngurah Rai Airport≈ 14 km, straight line

The draw is the coast and the open land. We check how far your villa really sits from the water.

Cemagi · west coast · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Ocean Bay Villas · willa z 2 sypialniami, 175 m²

What does Rise Real Bali charge when I buy the Ocean Bay Villas 2BR?

Nothing. The developer pays our commission and you pay Rp 5.84 bn. Checks before the deposit are ours to fund. For this villa we read the 25 + 20 lease and its extension, compare the zone with RDTR, and request the PBG number with its extract and the company details.

Can I buy the 2BR villa without flying to Bali?

Yes. We tour it on Zoom, and a notary signs for you under a power of attorney. A finished villa is available, and other lots are built to order. The payment plan fits the house you pick, and the last payment follows the documents.

Where do the yield numbers come from?

We use about Rp 3.0 million a night, taken from comparable two-bedroom villas in Cemagi. The base case assumes 58% occupancy with professional management. Operating costs take 16% of revenue. That leaves roughly Rp 535 million a year, 9.2% of the price. It's our estimate, not guaranteed income.

Oferty

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