CEMAGI · ID RR-5621

Riverfront I: two-bedroom villa, 180 m², by the river in Cepaka

This 180 m² two-bedroom villa on a 300 m² plot is the only lot at Riverfront I, and it costs Rp 6.54 bn. A yard pool, a staircase living room and a covered dining terrace come with it. Leasehold runs 30 + 15 years, and handover is set for Q4 2027.

Lokal w projekcie Riverfront I

Leasehold 30 + 15 years
Handover Q4 2027
By the river

2bedrooms
180 m²villa size
300 m²plot
Leasehold30 + 15 years
Q4 2027handover

Nieruchomość

What you get

The villa takes 180 m² of a 300 m² plot. A pool sits in the yard under an arch, white sofas fill the lounge, and a plaited ceiling covers the dining terrace. Inside, a living room with a staircase leads up, and a bar stands by the glass wall.

A family or a couple who wants quiet and a river instead of a beach will like it. The Canggu coast is a few kilometers off, and restaurants nearby are few. The lease gives 30 years plus 15, you buy through a PT PMA, and we're requesting the zone and the PBG number.

Here's how we model it. We use Rp 3.0 million a night, the level of a two-bedroom villa in Cemagi, where only one comparable exists. Occupancy: 65% base, 55% cautious, 75% strong. Operating costs take 20% of revenue. The base case leaves about Rp 571 million a year, 8.7% of the price.

Cena

Rp 6,54 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 + 15
HandoverQ4 2027
Size180 m² on a 300 m² plot
PoolIn the yard

Gusti AyuDoradczyni · Rise Real Bali · Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Riverfront I · willa z 2 sypialniami, 180 m²?

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Wyślij zapytanie

We'll send the document pack, a yield model at your occupancy and a recorded call with a broker. Write to us on WhatsApp.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Riverfront I · willa z 2 sypialniami, 180 m²: brutto i netto

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 3.0 million, with management, tax, wear and upkeep taken out of revenue.

Brutto 10,9%≈ Rp 714 mln rocznie przy obłożeniu 65% i cenie Rp 3,0 mln za noc Netto 8,7%≈ Rp 571 mln rocznie · okres zwrotu ≈ 11,5 lat

20%Operating costs 80%Zostaje na czysto

Przychód z najmu bruttoRp 714 mln10,9% ceny · Rp 3,0 mln za noc, obłożenie 65%
Operating costsRp 143 mln20% of revenue
Zostaje nettoRp 571 mln8,7% ceny · okres zwrotu ≈ 11,5 lat

Scenariusze obłożenia: Riverfront I · willa z 2 sypialniami, 180 m²
Obłożenie	Przychód brutto	Koszty 20%	Netto	% ceny	Okres zwrotu
55%cautious	Rp 604 mln	Rp 121 mln	Rp 483 mln	7,4%	13,5 lat
65%base	Rp 714 mln	Rp 143 mln	Rp 571 mln	8,7%	11,5 lat
75%strong	Rp 824 mln	Rp 165 mln	Rp 659 mln	10,1%	9,9 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: Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
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 55%, bazowy 65% i optymistyczny 75%.
Koszty: 20% 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.

Poproś o wyliczenie na WhatsApp

Własność

Jakie prawo kupujesz i w jakim stanie są dokumenty

A PT PMA holds the land lease for you: 30 years and one month, then 15 more under the extension. The company's setup and upkeep cost extra. Sequence: reservation, contract, stage payments, keys. Zoning and PBG are still open, and the SLF with the rental license follows the construction.

Prawo i pozwolenia: Riverfront I · willa z 2 sypialniami, 180 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 years 1 month + 15 yearsThe term runs from handover. The extension price and conditions go into the land lease.
Zoning	To confirmNo zone appears in the materials. We request it and test it against an RDTR extract before the deposit.
Building approval (PBG)	To confirmWe ask the developer for the PBG number and an extract.
Developer	Lawang Tropical Properties, company to confirmOur review covers the entity, the land lease and completed projects.
Certificate of occupancy (SLF)	After constructionThe SLF closes the build, and rental licensing hangs on it, which is why payments follow 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 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	To confirmThe furniture and appliance specification joins your 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

Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Riverfront I · willa z 2 sypialniami, 180 m²?

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

Warunki

Harmonogram wpłat – Riverfront I · willa z 2 sypialniami, 180 m²

ReservationA deposit holds the villa, and we're confirming the amount.
Contract and PT PMAThe contract and the company setup come together, and the PT PMA costs extra.
Construction stageEach verified building stage releases a payment.
HandoverThe closing payment goes out against the keys and the papers.

Our listing database gives the stages: reservation, contract with the PT PMA, a construction stage, keys. Financing may be available on request for qualified investors.

Położenie

Położenie: Cepaka · Kediri · Tabanan

Cepaka lies in Kediri district, Tabanan, with a river, rice fields and silence. Land costs less than on the coast, and the area appears as Cemagi on our map.

Riverfront I: twin villas with terraces and yard pools — Cemagi · Tabanan · Cepaka, Kediri

Prana Padel≈ 1.0 km straight-line
Cerita Tani cafe≈ 860 m straight-line
Babi guling Slingsing Bu Suci≈ 350 m straight-line
Tanah Lot Temple≈ 7.1 km straight-line
Ngurah Rai Airport≈ 16.8 km straight-line

The attraction is calm and the river. Shops and restaurants are thin on the ground, and the coast needs wheels.

Cepaka · Kediri · Tabanan · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Riverfront I · willa z 2 sypialniami, 180 m²

What does Rise Real Bali charge when I buy the Riverfront I villa?

Nothing. The developer pays our commission, and our checks before your deposit are free for you. For this villa we verify the 30 + 15 lease, the PT PMA structure and the payment stages, and we request the company details, the zone and the PBG number.

What does the villa price cover?

The database lists Rp 6.54 bn for 180 m² on a 300 m² plot. Furniture, appliances and the PT PMA setup aren't in the materials. We request the specification for the contract and cost the company separately before you deposit.

Where do the yield numbers come from?

We start from about Rp 3.0 million a night, based on the one comparable two-bedroom villa in Cemagi. The base case assumes 65% occupancy under professional management and 20% of revenue in costs. This is a Rise Real Bali estimate, not guaranteed income.

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