PERERENAN · ID RR-5750

Watu Tula: two-bedroom villa, 105 m², in Pererenan

A two-bedroom villa of 105 m² (≈ 1,130 sq ft) on a 55 m² plot, with a double-height living room and a kitchen with a marble counter. Tourism zone, 30 + 25 year lease, handover May 2027. It costs Rp 3.63 bn.

Lokal w projekcie Watu Tula · lokale w katalogu: 2

Leasehold 30 + 25 years
Under construction
Management 20%

2bedrooms
2bathrooms
105 m²house size
55 m²plot
Leasehold30 + 25 years

Nieruchomość

What you get

The 105 m² villa is the largest in the project. Some villas face the rice fields, and we'll confirm the view for your lot.

Two bedrooms suit a family or two couples. Glass facades bring in light, and we're asking for the sound insulation spec.

The model uses about Rp 2.5 million a night, the level of the two-bedroom villa row in Pererenan. Occupancy: 45% base, 35% cautious, 55% strong. After operating costs at 16% of revenue the base case yields about Rp 342 million a year, 9.4% of the price.

Cena

Rp 3,63 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)
Plot55 m²

Gusti AyuDoradczyni · Rise Real Bali · Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Watu Tula · willa z 2 sypialniami, 105 m²?

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Use WhatsApp or Telegram to reach us, and we'll return the papers, a yield model at your preferred occupancy and a broker call recording.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Watu Tula · willa z 2 sypialniami, 105 m²: brutto i netto

The developer doesn't publish a yield for this villa. Below is our model: a rate near Rp 2.5 million a night minus operating costs.

Brutto 11,2%≈ Rp 407 mln rocznie przy obłożeniu 45% i cenie Rp 2,5 mln za noc Netto 9,4%≈ Rp 342 mln rocznie · okres zwrotu ≈ 10,6 lat

16%Operating costs 84%Zostaje na czysto

Przychód z najmu bruttoRp 407 mln11,2% ceny · Rp 2,5 mln za noc, obłożenie 45%
Operating costsRp 65,1 mln16% of revenue
Zostaje nettoRp 342 mln9,4% ceny · okres zwrotu ≈ 10,6 lat

Scenariusze obłożenia: Watu Tula · willa z 2 sypialniami, 105 m²
Obłożenie	Przychód brutto	Koszty 16%	Netto	% ceny	Okres zwrotu
35%cautious	Rp 317 mln	Rp 50,7 mln	Rp 266 mln	7,3%	13,6 lat
45%base	Rp 407 mln	Rp 65,1 mln	Rp 342 mln	9,4%	10,6 lat
55%strong	Rp 497 mln	Rp 79,6 mln	Rp 418 mln	11,5%	8,7 lat

We expect 45% base occupancy with professional management, 35% in a cautious year and 55% in a strong year.

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%; 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

The villa is leased for 29 years and 11 months, with a 25-year extension that carries priority. Handover starts the clock, and the contract fixes the extension. After our checks you sign a PPJB, then the lease deed at a notary. The SLF waits until construction ends.

Prawo i pozwolenia: Watu Tula · willa z 2 sypialniami, 105 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 2 sypialniami, 105 m²?

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

Warunki

Harmonogram wpłat – Watu Tula · willa z 2 sypialniami, 105 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.

The developer publishes no payment plan. We settle one after due diligence and record it in the PPJB.

Położenie

Położenie: Pererenan · Canggu

Pererenan is Canggu's calmer extension, with rice fields, a beach and cafés near. Land costs less than Berawa, and the construction around you is the trade.

Watu Tula 2BR: 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

The pitch is price against Canggu access. The catch is more building and more rival supply.

Pererenan · Canggu · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Watu Tula · willa z 2 sypialniami, 105 m²

What does Rise Real Bali charge for the Watu Tula 2BR?

No cost to you. The list price is the developer's and the commission comes from its side. For the 105 m² villa we examine the 29 years 11 months lease and 25-year extension, the tourism zone on the zoning record, the company and the PBG.

Can I buy the 105 m² Watu Tula villa remotely?

Yes. A video tour stands in for the trip, and a notary signs for you. We accept the villa locally. Construction heads to a May 2027 handover, so tranches follow stages we verify on site, and the final one is paid against the papers.

Where do the Watu Tula 2BR yield numbers come from?

We use about Rp 2.5 million a night from two-bedroom villas in Pererenan, with 45% base occupancy, lower than our other cases because rival supply is heavy. After 16% operating costs about Rp 342 million a year remains, or 9.4% of the price. It's an estimate.

Will my Watu Tula villa face the rice fields?

Some villas in the project do. We don't know which lots until the developer confirms, so we ask for the lot, the view and the sound insulation spec before you reserve. Glass facades bring light, and noise from the street is the point to check.

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