PERERENAN · ID RR-5739

Tumbak Bayuh by Kaluna: one-bedroom villa, 35 m², Pererenan

Two levels, 35 m², one bedroom and a pool courtyard behind a sliding glass wall: this is the cheapest way into Tumbak Bayuh, at Rp 1.60 bn. The plot measures 42 m². Leasehold runs 30 + 20 years, with handover planned for November 2027.

Lokal w projekcie Kompleks willi w Pererenan, 35–101 m² · lokale w katalogu: 3

  • Leasehold 30 + 20 years
  • Under construction
  • Pool courtyard
  • 1bedroom
  • 35 m²living area
  • 42 m²plot
  • Leasehold30 + 20 years
  • Nov 2027handover

Nieruchomość

What you get

The one-bedroom is the project's smallest villa: 35 m² under the roof and a pool courtyard on a 42 m² plot. The kitchen, dining and living areas fill the ground floor. Upstairs, the bedroom has a dressing area and its own bathroom. The glass wall makes the pool work like a second living room.

Couples and remote workers staying two to four weeks suit this size. The villa is semi-furnished, so the developer supplies the kitchen, plumbing and pool, and you add furniture and appliances. A 10% rental tax sits above the price, and we fold it into your entry budget.

Our model uses about Rp 1.2 million a night, the level of small one-bedroom villas in Pererenan. Occupancy runs 30% cautious, 40% base and 50% strong. Operating costs take 16% of revenue. In the base case you net roughly Rp 152 million a year, 9.5% of the price.

Deweloper: Kaluna Development. Wszystkie projekty i warunki

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Willa z 1 sypialnią w Pererenan, 35 m²: brutto i netto

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 1.2 million for a small one-bedroom villa in Pererenan, less management, tax, wear and upkeep.

Brutto 11,3%≈ Rp 181 mln rocznie przy obłożeniu 40% i cenie Rp 1,2 mln za noc Netto 9,5%≈ Rp 152 mln rocznie · okres zwrotu ≈ 10,6 lat
  • Przychód z najmu bruttoRp 181 mln11,3% ceny · Rp 1,2 mln za noc, obłożenie 40%
  • Operating costsRp 28,9 mln16% of revenue
  • Zostaje nettoRp 152 mln9,5% ceny · okres zwrotu ≈ 10,6 lat
Scenariusze obłożenia: Willa z 1 sypialnią w Pererenan, 35 m²
ObłożeniePrzychód bruttoKoszty 16%Netto% cenyOkres zwrotu
30%cautiousRp 136 mlnRp 21,7 mlnRp 114 mln7,1%14,1 lat
40%baseRp 181 mlnRp 28,9 mlnRp 152 mln9,5%10,6 lat
50%strongRp 226 mlnRp 36,2 mlnRp 190 mln11,8%8,4 lat

The base case is 40% occupancy under professional management; 30% is cautious and 50% is strong.

Skąd te liczby

Dane dewelopera
Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
Cena za noc
Rp 1,2 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 30%, bazowy 40% i optymistyczny 50%.
Koszty
16% przychodu: koszty operacyjne obiektu.
Porównywalne oferty
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%; TAO Club House · Studio 28 m²: 10,1% netto przy obłożeniu 42%.
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

The villa is a 30-year leasehold with a 20-year extension. Counting starts at handover, which keeps the full term ahead of you. Steps run from a 10% reservation to a PPJB, then the lease at a notary. The land is marked residential, so we test whether nightly rental is allowed before you reserve.

Prawo i pozwolenia: Willa z 1 sypialnią w Pererenan, 35 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 term30 + 20 yearsYears run from the handover date, and we write the 20-year extension into the contract.
ZoningResidential, per the developerA tourism zone is required for nightly rental. We pull an RDTR extract on the plot first.
Building approval (PBG)PBG and SLF in progressThe PBG number and its copy are on our request list for Kaluna.
DeveloperKaluna developmentWe vet the Kaluna company and its finished villas before you put money down.
Certificate of occupancy (SLF)After constructionNo SLF means no rental license, which is why tranches follow stages and not dates.
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 handoverSemi-furnished: kitchen, plumbing, poolThe buyer furnishes the villa. The finishing list is a contract 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 Willa z 1 sypialnią w Pererenan, 35 m²?

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

Warunki

Harmonogram wpłat – Willa z 1 sypialnią w Pererenan, 35 m²

  1. ReservationYou pay 10% of the villa price to reserve it.
  2. Construction stagesFive installments of 30%, 20%, 15%, 15% and 10% follow building stages, named for this lot on request.
  3. HandoverThe last payment goes out against the documents and our walk-through.

Prices in the list are for cash. Installments cost 1.5–5% more, the rental tax of 10% comes on top, and a bank guarantee carries a 1% admin fee.

Położenie

Położenie: Tumbak Bayuh · Pererenan

Residential and calm, north of the Pererenan beaches. There's less noise than on Batu Bolong, but cafés and the sea call for a scooter.

Tumbak Bayuh 1BR: villa courtyard with a pool and a sliding glass wall to the living room
Pererenan · Badung · Tumbak Bayuh
  • Pererenan Beach≈ 3.6 km, straight line
  • Batu Bolong Beach≈ 3.1 km, straight line
  • Tanah Lot≈ 6.1 km, straight line
  • Seminyak (Petitenget)≈ 5.9 km, straight line
  • Ngurah Rai Airport≈ 14 km, straight line

Buyers get a lower entry price than central Canggu and a villa with a pool. The cost is distance, since beaches and restaurants are out of walking range.

Tumbak Bayuh · Pererenan · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Willa z 1 sypialnią w Pererenan, 35 m²

What does Rise Real Bali charge when I buy the Tumbak Bayuh 1BR?

Nothing. Kaluna pays our commission, so Rp 1.60 bn is your price. Checks before the deposit are on us. For this villa we cover the 30 + 20 lease, the plot's zone against RDTR, the PBG number and the company. The 10% rental tax isn't in the price, so we count it separately.

Can I buy the 1BR villa from abroad?

Yes. We tour it on Zoom and a notary signs for you on a power of attorney. Handover is stated for November 2027. Payments come in stage tranches that we verify on site, and we release the last one against the documents and our inspection.

Where do the yield numbers come from?

We use about Rp 1.2 million a night, drawn from comparable Pererenan properties and adjusted for a small one-bedroom villa. The base case assumes 40% occupancy with professional management. Operating costs take 16% of revenue. That nets about Rp 152 million a year, 9.5% of the price, as our estimate and not a guarantee.

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