PERERENAN · ID RR-5741

Tumbak Bayuh by Kaluna: three-bedroom villa, 101 m², Pererenan

The only three-bedroom in the project covers 101 m² on an 83.5 m² plot, with a living room and a courtyard pool. It costs Rp 3.72 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

3bedrooms
101 m²living area
83.5 m²plot
Leasehold30 + 20 years
Nov 2027handover

Nieruchomość

What you get

This is the senior format of Tumbak Bayuh and the only one of its kind: 101 m² on an 83.5 m² plot. The courtyard is clearly bigger than on the smaller lots, so the pool fits without crowding. We didn't find the 3BR price in the developer's availability chart, and we're confirming it in writing.

A large family or two couples can use it on holiday, and groups of up to six guests can book it when it's rented out. The villa is semi-furnished, with the kitchen, plumbing and pool included, and you furnish it yourself. The rental tax of 10% sits above the price.

The nearest comparable format in the area is a two-bedroom villa, so we price the nights from those and adjust upward for the extra space: about Rp 2.5 million. Occupancy cases are 35%, 45% and 55%, with 45% as the base. Operating costs take 16% of revenue. The base case nets roughly Rp 342 million a year, 9.2% of the price.

Deweloper: Kaluna Development. Wszystkie projekty i warunki

Cena

Rp 3,72 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 3 sypialniami w Pererenan, 101 m²?

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Reach out and we'll share the document pack, a yield model at your occupancy and a recorded call with a broker.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Willa z 3 sypialniami w Pererenan, 101 m²: brutto i netto

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 2.5 million, set from two-bedroom villas nearby and adjusted for space, less management, tax, wear and upkeep.

Brutto 10,9%≈ Rp 407 mln rocznie przy obłożeniu 45% i cenie Rp 2,5 mln za noc Netto 9,2%≈ Rp 342 mln rocznie · okres zwrotu ≈ 10,9 lat

16%Operating costs 84%Zostaje na czysto

Przychód z najmu bruttoRp 407 mln10,9% ceny · Rp 2,5 mln za noc, obłożenie 45%
Operating costsRp 65,1 mln16% of revenue
Zostaje nettoRp 342 mln9,2% ceny · okres zwrotu ≈ 10,9 lat

Scenariusze obłożenia: Willa z 3 sypialniami w Pererenan, 101 m²
Obłożenie	Przychód brutto	Koszty 16%	Netto	% ceny	Okres zwrotu
35%cautious	Rp 317 mln	Rp 50,7 mln	Rp 266 mln	7,2%	14,0 lat
45%base	Rp 407 mln	Rp 65,1 mln	Rp 342 mln	9,2%	10,9 lat
55%strong	Rp 497 mln	Rp 79,6 mln	Rp 418 mln	11,2%	8,9 lat

The base case is 45% occupancy with professional management; 35% is cautious and 55% 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 2,5 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 35%, bazowy 45% i optymistyczny 55%.
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%; 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

This villa sits on a leasehold of 30 years with a 20-year extension, counted from handover. You reserve with a 10% deposit, sign a PPJB and register the lease at a notary. The price of the 3BR still needs the developer's written confirmation, and the PBG and the zone are on our request list.

Prawo i pozwolenia: Willa z 3 sypialniami w Pererenan, 101 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 count from the day of handover, which leaves the full 30 years with you, plus the extension on paper.
Zoning	Residential, per the developerBecause nightly rental needs tourism zoning, an RDTR extract has to clear this plot first.
Building approval (PBG)	PBG and SLF in progressWe request the PBG number and its copy before you deposit anything.
Developer	Kaluna developmentWe check the entity behind Kaluna and its delivered projects.
Certificate of occupancy (SLF)	After constructionAn SLF unlocks the rental license, so we pace payments to construction 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	Semi-furnished: kitchen, plumbing, poolFurnishing is on you. The finishing specification becomes 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 3 sypialniami w Pererenan, 101 m²?

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

Warunki

Harmonogram wpłat – Willa z 3 sypialniami w Pererenan, 101 m²

ReservationReserving this villa takes a deposit of 10% of its price.
Construction stagesFive stage tranches (30, 20, 15, 15 and 10 percent) follow, with stage names requested for this lot.
HandoverYou settle the balance against the documents and our on-site inspection.

Cash prices are in the developer's list. Installments add 1.5–5%, a 10% rental tax goes on top and a bank guarantee costs a 1% admin fee.

Położenie

Położenie: Tumbak Bayuh · Pererenan

North of the Pererenan beaches, the area is residential and quiet, with less noise than Batu Bolong. You'll ride to cafés and the sea.

Tumbak Bayuh 3BR: living room with stairs to the upper level and built-in shelves — 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

The entry price beats central Canggu, and the villa has a pool. Beaches and restaurants lie beyond walking distance.

Tumbak Bayuh · Pererenan · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Willa z 3 sypialniami w Pererenan, 101 m²

What does Rise Real Bali charge when I buy the Tumbak Bayuh 3BR?

Nothing. Kaluna covers our commission and you pay the villa's price. We fund the checks ahead of the deposit: the 30 + 20 lease, the zone against RDTR, the PBG number and the company. We also confirm the 3BR price with the developer in writing.

Can I buy the 3BR villa without flying out?

Yes. We tour it on Zoom, and a notary acts under your power of attorney. The villa is under construction, with handover stated for November 2027. We check each stage on site, and the last payment follows the documents and our acceptance of the villa.

Where do the yield numbers come from?

No three-bedroom comparables exist nearby, so we take the nearest format, two-bedroom villas, and adjust upward for space. That gives about Rp 2.5 million a night. The base case assumes 45% occupancy with professional management, and costs take 16% of revenue. The result is roughly Rp 342 million a year, 9.2% of the price, as our estimate.

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