PERERENAN · ID RR-5740

Tumbak Bayuh by Kaluna: two-bedroom villa, 69.5 m², Pererenan

Three of the six villas are this format: 69.5 m², two bedrooms upstairs, kitchen and living room below, and a pool in the courtyard. Each lot is priced at Rp 2.29 bn. Leasehold is 30 + 20 years, and handover is 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

2bedrooms
69.5 m²living area
48 m²plot
Leasehold30 + 20 years
Nov 2027handover

Nieruchomość

What you get

The two-bedroom is the project's main format, with three of six lots. The 69.5 m² house stands on a 48 m² plot, and a glass wall separates the living room from the pool courtyard. Bedrooms are on the upper level, and a kitchen with a table for the whole family sits below.

Two couples or a family with children can use it for holidays and long stays. The villa arrives semi-furnished: the kitchen, plumbing and pool come from the developer, and you choose furniture and appliances. The small plot is the price of a low entry, and a 2BR budget runs well under villas with bigger yards.

We price the nights at about Rp 1.9 million, based on comparable two-bedroom villas nearby and trimmed for the small yard. Occupancy cases are 30%, 40% and 50%, with 40% as the base. Operating costs take 16% of revenue. The base case nets roughly Rp 228 million a year, 10.0% of the price.

Deweloper: Kaluna Development. Wszystkie projekty i warunki

Cena

Rp 2,29 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 + 20 years
HandoverNovember 2027
FurnitureKitchen and plumbing
ZoningResidential

Gusti AyuDoradczyni · Rise Real Bali · Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Willa z 2 sypialniami w Pererenan, 69,5 m²?

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Send us a message and you'll get the document pack, a yield model for your occupancy and a recorded broker call.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Willa z 2 sypialniami w Pererenan, 69,5 m²: brutto i netto

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 1.9 million for a two-bedroom villa with a small yard, less management, tax, wear and upkeep.

Brutto 11,8%≈ Rp 271 mln rocznie przy obłożeniu 40% i cenie Rp 1,9 mln za noc Netto 10,0%≈ Rp 228 mln rocznie · okres zwrotu ≈ 10,0 lat

16%Operating costs 84%Zostaje na czysto

Przychód z najmu bruttoRp 271 mln11,8% ceny · Rp 1,9 mln za noc, obłożenie 40%
Operating costsRp 43,4 mln16% of revenue
Zostaje nettoRp 228 mln10,0% ceny · okres zwrotu ≈ 10,0 lat

Scenariusze obłożenia: Willa z 2 sypialniami w Pererenan, 69,5 m²
Obłożenie	Przychód brutto	Koszty 16%	Netto	% ceny	Okres zwrotu
30%cautious	Rp 204 mln	Rp 32,6 mln	Rp 171 mln	7,5%	13,4 lat
40%base	Rp 271 mln	Rp 43,4 mln	Rp 228 mln	10,0%	10,0 lat
50%strong	Rp 339 mln	Rp 54,3 mln	Rp 285 mln	12,4%	8,0 lat

Base is 40% occupancy with professional management, cautious is 30% and strong is 50%.

Skąd te liczby

Dane dewelopera: Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
Cena za noc: Rp 1,9 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 1 sypialnią w Pererenan, 35 m²: 9,5% 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.

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Własność

Jakie prawo kupujesz i w jakim stanie są dokumenty

Your 2BR comes with a leasehold of 30 years and a 20-year extension that the contract spells out. Counting begins at handover. Reserve with a 10% deposit, sign a PPJB and register the lease at a notary. Because the plot is listed as residential, we check whether short-term rental fits the zone first.

Prawo i pozwolenia: Willa z 2 sypialniami w Pererenan, 69,5 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 + 20 yearsWe start the count at handover, so you hold the whole 30 years, and the extension is a contract clause.
Zoning	Residential, per the developerShort-term rental needs tourism zoning, and an RDTR extract settles which one applies here.
Building approval (PBG)	PBG and SLF in progressWe ask Kaluna for the PBG number and a copy, and we note the date they send it.
Developer	Kaluna developmentOur review of Kaluna covers the company and the houses it has already delivered.
Certificate of occupancy (SLF)	After constructionYour tranches follow stages, since the rental license cannot be issued without an SLF.
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	Semi-furnished: kitchen, plumbing, poolFurniture and appliances are your purchase; the finishing spec 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 2 sypialniami w Pererenan, 69,5 m²?

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

Warunki

Harmonogram wpłat – Willa z 2 sypialniami w Pererenan, 69,5 m²

ReservationA deposit of 10% takes your lot off the market.
Construction stagesFive tranches (30, 20, 15, 15 and 10 percent) follow building stages, and we ask for the stage names per lot.
HandoverThe final payment follows the document pack and our inspection of the villa.

List prices assume cash. Paying in installments adds 1.5–5%, rental tax of 10% is extra, and a bank guarantee costs a 1% admin fee.

Położenie

Położenie: Tumbak Bayuh · Pererenan

A quiet residential pocket north of the Pererenan beaches, calmer than Batu Bolong. Cafés and the sea sit a short scooter ride away.

Tumbak Bayuh 2BR: two-bedroom villa courtyard, pool and a timber canopy over the terrace — 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

People pick it for the lower entry price than central Canggu. Without a scooter or car, the beach and restaurants are out of reach.

Tumbak Bayuh · Pererenan · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Willa z 2 sypialniami w Pererenan, 69,5 m²

What does Rise Real Bali charge when I buy a Tumbak Bayuh 2BR?

Nothing. Kaluna pays us, and you pay Rp 2.29 bn. Checks before your deposit cost you nothing. For the 2BR we read the 30 + 20 lease, compare the zone with RDTR, request the PBG number and check the company. An installment plan runs 1.5–5% above the cash price.

Can I buy a 2BR villa without visiting Bali?

Yes. The viewing runs on Zoom, and a notary signs for you under a power of attorney. The villa is under construction with handover stated for November 2027. We verify each stage on site, so every tranche and the final payment follow what's built.

Where do the yield numbers come from?

We start at about Rp 1.9 million a night, from comparable two-bedroom villas in Pererenan, and trim it for the small yard. The base case assumes 40% occupancy with professional management. Operating costs take 16% of revenue. That nets roughly Rp 228 million a year, 10.0% of the price. It's our estimate, not guaranteed income.

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