PERERENAN · ID RR-5738

TIIIGA Villa SAN: three-bedroom villa, 280 m², in Pererenan

This 280 m² (≈ 3,015 sq ft) three-bedroom villa is built and standing in Pererenan, with a courtyard pool, a projector lounge and a rooftop terrace. The seller lists freehold (SHM), and a foreign buyer holds it through a PT PMA. The price is Rp 7.78 bn, with the SLF still in process.

Lokal w projekcie TIIIGA Villa SAN

Freehold (SHM)
Completed
Rooftop terrace

3bedrooms
280 m²size
FreeholdSHM per the seller
With a poolcourtyard

Nieruchomość

What you get

Only this villa is on sale in TIIIGA Villa SAN. The house is built around a light courtyard with a pool, a living room sunk one step down, and a rooftop terrace with sofas.

A family or a group of friends is the guest here. The projector in the lower lounge, the roof terrace and a bathroom with a freestanding tub carry the Airbnb listing. At 280 m² the villa is generous for three bedrooms, which supports a nightly rate above the area average.

Our model uses about Rp 2.7 million a night, above an average Pererenan 2BR because of three bedrooms and 280 m². Occupancy: 80% base, 70% cautious, 90% strong. Take out 16% of revenue for operating costs and the base case leaves roughly Rp 673 million a year, 8.7% of the price.

Cena

Rp 7,78 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.

OwnershipFreehold (SHM)
Size280 m²
StageCompleted

Gusti AyuDoradczyni · Rise Real Bali · Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla TIIIGA Villa SAN · willa z 3 sypialniami, 280 m²?

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Write to us on WhatsApp or Telegram and expect the paperwork, a yield model run at your occupancy and a recorded walkthrough from a broker.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – TIIIGA Villa SAN · willa z 3 sypialniami, 280 m²: brutto i netto

The developer's official materials quote a net yield of 10.9% a year. Below is our model: a nightly rate near Rp 2.7 million, with operating costs deducted from revenue.

Brutto 10,3%≈ Rp 801 mln rocznie przy obłożeniu 80% i cenie Rp 2,7 mln za noc Netto 8,7%≈ Rp 673 mln rocznie · okres zwrotu ≈ 11,6 lat

16%Operating costs 84%Zostaje na czysto

Przychód z najmu bruttoRp 801 mln10,3% ceny · Rp 2,7 mln za noc, obłożenie 80%
Operating costsRp 128 mln16% of revenue
Zostaje nettoRp 673 mln8,7% ceny · okres zwrotu ≈ 11,6 lat

Scenariusze obłożenia: TIIIGA Villa SAN · willa z 3 sypialniami, 280 m²
Obłożenie	Przychód brutto	Koszty 16%	Netto	% ceny	Okres zwrotu
70%cautious	Rp 701 mln	Rp 112 mln	Rp 589 mln	7,6%	13,2 lat
80%base	Rp 801 mln	Rp 128 mln	Rp 673 mln	8,7%	11,6 lat
90%strong	Rp 901 mln	Rp 144 mln	Rp 757 mln	9,7%	10,3 lat

Three cases: 70% cautious, 80% base and 90% strong, each under professional management.

Skąd te liczby

Dane dewelopera: The developer's official materials quote a net yield of 10.9% a year. Below is our model: a nightly rate near Rp 2.7 million, with operating costs deducted from revenue. Pokazujemy tak, jak podaje deweloper. Nie wchodzi to do naszego modelu.
Cena za noc: Rp 2,7 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 70%, bazowy 80% i optymistyczny 90%.
Koszty: 16% przychodu: koszty operacyjne obiektu.
Porównywalne oferty: Willa z 1 sypialnią w Pererenan, 35 m²: 9,5% netto przy obłożeniu 40%; Willa z 2 sypialniami w Pererenan, 69,5 m²: 10,0% netto przy obłożeniu 40%; Willa z 3 sypialniami w Pererenan, 101 m²: 9,2% netto przy obłożeniu 45%.
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

SHM freehold is what the seller states. A PT PMA with a 30 + 20 + 30 year right to build lets a foreigner hold it. You sign a PPJB after our checks, and the company completes the deed in front of a notary. The PBG and SLF are in process; Rp 100 million waits until the SLF is ready.

Prawo i pozwolenia: TIIIGA Villa SAN · willa z 3 sypialniami, 280 m²
Form of ownership	Freehold (SHM), per the sellerForeigners 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	HGB 30 + 20 + 30 years via PT PMAA foreign buyer's PT PMA holds the right for 30 years, extendable by 20 and then 30. We price the structure separately and count the remaining term from handover.
Zoning	To confirmThe RDTR extract shows what the plot may be used for. We pull it before your deposit.
Building approval (PBG)	In processWe ask for the permit number and its extract before any deposit.
Developer	BricksBali, legal entity to confirmWe look up the company and the homes it has finished.
Certificate of occupancy (SLF)	In processNo SLF, no rental license. We hold part of the payment back until the SLF is ready.
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 list becomes an appendix to the 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 TIIIGA Villa SAN · willa z 3 sypialniami, 280 m²?

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

Warunki

Harmonogram wpłat – TIIIGA Villa SAN · willa z 3 sypialniami, 280 m²

ReservationA reservation deposit holds the villa; we're confirming the amount.
PaymentThe contract calls for full payment, and the seller hasn't said when the main sum falls due.
HoldbackRp 100 million can stay unpaid until the SLF is ready.
HandoverThe balance goes out against the document pack.

We follow the seller's reply. The holdback and the payment timing go into the PPJB.

Położenie

Położenie: Pererenan · Canggu

Pererenan is calmer than Canggu, with cafés and the beach minutes away. For three bedrooms that helps: guests like a quiet street.

TIIIGA Villa SAN 3BR: courtyard pool with white walls — Pererenan · Badung

Pererenan Beach (straight line)≈ 2 km
Echo Beach (straight line)≈ 2.5 km
Ngurah Rai Airport (straight line)≈ 13.5 km

Families and groups pick Pererenan for a slower rhythm than Canggu. Seasonal jams on narrow roads are the price.

Pererenan · Canggu · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Co jest w pobliżu

Okolica

Do 1 km od nieruchomości

30restaurants
23hotels
8cafés
5shops
4sights
2clinics
2gyms

Najbliższe miejsca

Pura Ciwa Batan Polesight · 94 m
Pura Petitengetsight · 126 m
Puskesmas Pembantu Pererenanclinic · 128 m
INDOMARET - PERERENAN (FQZZ)shop · 134 m
SDN 2 Prerenanschool · 150 m
Balai Banjar Kangkang Desa Pererenansight · 164 m
Bakso Super Blitarrestaurant · 173 m
Kopiae - Pererenancafé · 175 m

Miejsca i odległości: dane OpenStreetMap, © autorzy OpenStreetMap. Odległości w linii prostej od nieruchomości.

Konkretne odpowiedzi

Pytania o TIIIGA Villa SAN · willa z 3 sypialniami, 280 m²

What do you charge for the TIIIGA Villa SAN 3BR?

Nothing. The developer pays our commission, so the listed price is all you pay. Before the deposit we verify the PT PMA freehold route with its 30+20+30 year right to build, request the zoning record, research the company and ask for the permit number.

Can I buy this Pererenan villa remotely?

Yes. Take the tour over video, and a notary will sign on your behalf. We accept the villa locally. It's finished and the SLF is in process, so we confirm the status in writing, and the balance goes out only against the complete paperwork.

Where do the TIIIGA Villa SAN yield numbers come from?

The nightly rate is about Rp 2.7 million, taken from comparable Pererenan villas and adjusted up for three bedrooms and 280 m². At 80% occupancy and 16% operating costs, roughly Rp 673 million a year remains, 8.7% of the price. This is our estimate.

How does the developer's yield compare with yours?

The developer's materials quote a net yield of 10.9% a year. Our base case lands at 8.7% net, because we deduct 16% of revenue for operating costs and use a rate from comparable villas. We show both so you can see the gap.

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