PERERENAN · ID RR-5749

Watu Tula: one-bedroom villa, 70 m², in Pererenan

At 70 m² (≈ 750 sq ft) on a 52 m² plot, this one-bedroom villa is the entry point to Watu Tula. The living-kitchen room opens to a terrace. Tourism zone, 30 + 25 year lease, handover May 2027. The price is Rp 2.92 bn.

Lokal w projekcie Watu Tula · lokale w katalogu: 2

Leasehold 30 + 25 years
Under construction
Management 20%

1bedroom
1bathroom
70 m²house size
52 m²plot
Leasehold30 + 25 years

Nieruchomość

What you get

The 70 m² villa gets you into the project. Living room and kitchen share the ground floor, and the bedroom sits on the second level, reached by the spiral staircase you see in the living room renders.

Couples and remote workers take this format for weeks at a time. The nightly rate is lower than a large villa's, but occupancy runs steadier.

We assume about Rp 1.3 million a night, taken from studios in the area, since the catalog has no one-bedroom villas in Pererenan. Occupancy: 66% base, 56% cautious, 76% strong. Operating costs of 16% of revenue leave the base case with roughly Rp 269 million a year, 9.2% of the price.

Cena

Rp 2,92 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 + 25
ZoningTourism zone (W)
Plot52 m²

Gusti AyuDoradczyni · Rise Real Bali · Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Watu Tula · willa z 1 sypialnią, 70 m²?

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Wyślij zapytanie

Message us any time. You'll get this villa's documents, a yield estimate at the occupancy you set, and a recorded call with a broker.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Watu Tula · willa z 1 sypialnią, 70 m²: brutto i netto

The developer doesn't publish a yield for this villa. Below is our model, using about Rp 1.3 million a night and deducting the management company, tax, wear and upkeep.

Brutto 10,9%≈ Rp 320 mln rocznie przy obłożeniu 66% i cenie Rp 1,3 mln za noc Netto 9,2%≈ Rp 269 mln rocznie · okres zwrotu ≈ 10,9 lat

16%Operating costs 84%Zostaje na czysto

Przychód z najmu bruttoRp 320 mln10,9% ceny · Rp 1,3 mln za noc, obłożenie 66%
Operating costsRp 51,2 mln16% of revenue
Zostaje nettoRp 269 mln9,2% ceny · okres zwrotu ≈ 10,9 lat

Scenariusze obłożenia: Watu Tula · willa z 1 sypialnią, 70 m²
Obłożenie	Przychód brutto	Koszty 16%	Netto	% ceny	Okres zwrotu
56%cautious	Rp 271 mln	Rp 43,4 mln	Rp 228 mln	7,8%	12,8 lat
66%base	Rp 320 mln	Rp 51,2 mln	Rp 269 mln	9,2%	10,9 lat
76%strong	Rp 368 mln	Rp 58,9 mln	Rp 309 mln	10,6%	9,4 lat

Professionally managed, the villa books 66% in our base case, 56% in the cautious case and 76% in 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 1,3 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 56%, bazowy 66% i optymistyczny 76%.
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

Your lease on this villa lasts 29 years and 11 months, extendable by 25 years with priority. We count from handover and record the extension in the contract. A PPJB follows our checks, then the lease at a notary. The permit is in process.

Prawo i pozwolenia: Watu Tula · willa z 1 sypialnią, 70 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 + 25 yearsThe base term is 29 years and 11 months, with a priority 25-year extension. We count the remainder from handover and put the extension terms in the contract.
Zoning	Tourism zone (W), per the developerAn RDTR extract confirms the zone before your deposit.
Building approval (PBG)	In processWe ask for the permit number and its extract ahead of the deposit.
Developer	PT Rumah ArchipelagoWe check the company and the projects it has handed over.
Certificate of occupancy (SLF)	After constructionThe rental license waits on the SLF, so your payments follow building 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 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	Contents 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 Watu Tula · willa z 1 sypialnią, 70 m²?

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

Warunki

Harmonogram wpłat – Watu Tula · willa z 1 sypialnią, 70 m²

ReservationA reservation deposit holds the villa; we're confirming the amount.
Construction stagesTranches follow building stages, and we request the schedule for your villa.
HandoverYour last payment goes out against the document pack.

No payment plan appears in the developer's materials. We fix one in the PPJB once due diligence is done.

Położenie

Położenie: Pererenan · Canggu

Rice fields, a beach and cafés sit minutes from here by scooter, which keeps a one-bedroom easy to rent. Land is cheaper than Berawa, and the neighbors keep building.

Watu Tula 1BR: row of villas with glass facades and a green field — Pererenan · Badung · Mengwi

Echo Beach (straight line)≈ 0.9 km
Tanah Lot Temple (straight line)≈ 4.7 km
Seminyak center (straight line)≈ 7.2 km
Ngurah Rai Airport (straight line)≈ 12 km

You pay less than in Berawa for the same Canggu access. Supply nearby is growing.

Pererenan · Canggu · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Watu Tula · willa z 1 sypialnią, 70 m²

What do you charge for the Watu Tula 1BR villa?

Nothing for you. The developer funds our fee, and you pay the list price. For this villa we check the 29 years 11 months lease with its priority 25-year extension, the W zone against the zoning record, the company details and the permit number before any deposit.

Can I buy this Watu Tula villa without visiting Bali?

Yes. You see it over video, a notary signs under your power of attorney, and we inspect the villa for you. The build is under way for May 2027 handover. We request a tranche schedule, verify each stage, and send the last payment against the documents.

How did you reach the Watu Tula 1BR yield?

We begin with about Rp 1.3 million a night, taken from studios in Pererenan since no comparable one-bedroom villas exist in our catalog. At 66% occupancy under professional management and 16% operating costs, roughly Rp 269 million a year stays, or 9.2% of the price.

Who rents a 70 m² one-bedroom villa in Pererenan?

Couples and remote workers, usually for several weeks. They give up a big villa's space for a quieter street and a short ride to Echo Beach. Their stays are long, so occupancy holds steadier than the nightly rate suggests.

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