UNGASAN · ID RR-2791

7STARS: larger two-bedroom villa, 181 m², Melasti side of Ungasan

On a 158 m² plot, the larger 7STARS layout stacks 181 m² of living space over two levels: a pair of bedrooms, two and a half baths, a double-height lounge and its own pool. Construction ended in 2025, furniture comes with it and the sea is 430 m off. Asking price: Rp 5.66 bn on a 24-year lease.

Unit in 7STARS · units listed: 2

Leasehold 24 years
Finished 2025
Comes furnished

2bedrooms
2.5bathrooms
181 m²villa size
158 m²plot
Leasehold24 years, can extend to 50
Readybuilt in 2025

Property

What you get

The 181 m² (≈ 1,950 sq ft) villa is the bigger of two floor plans in 7STARS, an eleven-villa enclave over Melasti. Our listing data measures 430 m to the water. Melasti Beach itself is 0.7 km away on the map, and the developer completed the whole complex in September 2025.

More floor area on the same 158 m² footprint means extra room upstairs and a roomier lounge under the double-height ceiling. You still get two bedrooms, 2.5 baths and a pool of your own, and the kitchen faces a floor-to-ceiling window. The villa arrives turnkey, and its inventory list becomes part of the sale papers.

Your price of Rp 5.66 bn buys a 24-year land lease, and the developer lets you renew first, up to 50 years, at the market rate of the day. Three papers stand between you and a deposit: an RDTR zoning extract, the PBG extract and a copy of the SLF.

The numbers for this property

7STARS · 2BR villa, 181 m² yield: gross and net

The developer states no gross or net yield for the 181 m² villa. Below is what we project: Rp 3.3 million per night for Ungasan, scaled up for the extra floor area, after the manager's cut, tax and upkeep.

Gross 13.7%≈ Rp 777 million a year at 65% occupancy and Rp 3.3 million a night Net 8.2%≈ Rp 466 million a year · payback ≈ 12.1 years

18%Management company10%Tax12%Wear and upkeep 60%Left for the owner

Gross rental incomeRp 777 million13.7% of price · rate Rp 3.3 million, occupancy 65%
Management companyRp 140 million18% of revenue · market range 15–25%
TaxRp 77.7 million10% of rental income · rate depends on the structure
Wear and upkeepRp 93.2 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 466 million8.2% of price · payback ≈ 12.1 years

Occupancy scenarios: 7STARS · 2BR villa, 181 m²
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
55%cautious	Rp 657 million	Rp 263 million	Rp 394 million	7.0%	14.4 years
65%base	Rp 777 million	Rp 311 million	Rp 466 million	8.2%	12.1 years
75%strong	Rp 896 million	Rp 359 million	Rp 538 million	9.5%	10.5 years

Where the numbers come from

Developer's figures: The developer states no gross or net yield for the 181 m² villa.
Nightly rate: Rp 3.3 million, our estimate for the area: AirROI puts average revenue per listing in Ungasan at Rp 2.6 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy: the Ungasan market runs at 38.8% across all AirROI listings; Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 55% cautious, 65% base and 75% strong.
Costs: 40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings: EVERY Bali · Villa L 3BR: 5.4% net at 65% occupancy; EVERY Bali · Villa S 2BR: 6.7% net at 65% occupancy; EVERY Bali · 2BR apartment: 6.2% net at 65% occupancy.
Reports and data: AirROI (short-term rental market data, trailing 12 months to July 2026); Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (March 2026); Colliers — Bali Hotel Market Report Q2 2026; our 2026 Bali market report; villa yields in Canggu and Pererenan.

This is a Rise Real Bali estimate, not an income guarantee. We rerun the rate and occupancy for your specific unit and manager; property details come from the developer's materials. Our method and what we don't guarantee are explained under legal information.

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Ownership

Ownership & what you actually get

Ownership takes the form of a 24-year leasehold, with first call on a renewal that can take the total to 50 years at market value. The deal goes PPJB first, once our checks are done, then a notarized lease for the land. We're still collecting the PBG and SLF copies. A short-term rental license comes on top.

Ownership and permits: 7STARS · 2BR villa, 181 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	24 years, first right to renew to 50Nobody can quote the renewal price in advance. We measure the years left from completion, not from your signing day, and the extension wording sits in the contract.
Zoning	To confirmNo zone appears against this plot in our data. A formal RDTR printout comes before you commit.
Building approval (PBG)	Noted, copy to followThe approval is flagged in the listing, yet no scan came with it. We obtain one ahead of the deposit.
Developer	7STARS, legal entity to confirmCompany records, earlier handovers and the land lease all get a look from our team.
Certificate of occupancy (SLF)	Built, copy to followBuilding works closed out in 2025. The SLF unlocks the short-term rental license, so the copy comes to us early.
Short-term rental license (NIB)	To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid short-term 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	Turnkey with furnitureAn itemized furniture and appliance schedule rides along with the contract as an 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 AyuBroker · Rise Real Bali

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for 7STARS · 2BR villa, 181 m²?

Leave your WhatsApp and I'll send it today, with the net yield worked out.09:41

Terms

7STARS · 2BR villa, 181 m² payment schedule

ReservationA deposit, amount to come from the developer, holds the 181 m² villa for you.
ChecksLand, permits and company records get reviewed on our budget before the big transfer.
HandoverBalance paid and keys received at the notary, file in hand.

Because the house is complete, there's no published stage plan. We negotiate the payment terms into the PPJB after the review.

Location

Location: Ungasan

Melasti Beach and Karma Beach sit below this stretch of Ungasan, a quiet residential plateau that costs less to enter than Uluwatu. Nightly rentals around here fetch close to Rp 2.6 million, and the typical listing is booked 38.8% of the year.

7STARS 181 m² villa: glazed upper and lower floors, developer's render — Ungasan · Badung · above Melasti

To the sea≈ 430 m
Melasti Beach≈ 0.7 km straight line
Green Bowl Beach≈ 1.7 km straight line
Uluwatu Temple≈ 7.4 km straight line
Ngurah Rai Airport≈ 30 min

The draw is a quieter base on the same coast as Uluwatu at a lower ticket. The trade-off: sidewalks are rare, so plan on a scooter for every trip.

Ungasan · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

6bars
5sights
4hotels
2spas
2restaurants
2cafés
1beach

Closest places

VELA Spaspa · 211 m
Waatu Restaurantrestaurant · 234 m
Karma Kandara Beachhotel · 287 m
Sundays Beach Clubbar · 437 m
Pura Masukasight · 510 m
Sunday's beach clubbar · 539 m
Karma Beachbeach · 541 m
Villa Valeriahotel · 612 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about 7STARS · 2BR villa, 181 m²

Do I pay Rise Real Bali a fee for the 181 m² villa at 7STARS?

No fee from you. The developer's list price already includes our commission, which the developer pays. We spend our own money on due diligence before any deposit: PBG extract, SLF copy, the land lease and how renewal works, plus an RDTR zoning check. The outcome reaches you as a written brief listing anything unresolved.

Can I close on this villa from overseas?

You can. The viewing happens over Zoom with a broker on site, and a notary signs for you through a power of attorney. With the building complete, we record a room-by-room video of your villa and compare every finish against its spec. Funds leave your account only after the documents are cleared.

What's behind the net yield model?

We take Rp 3.3 million per night, drawn from AirROI numbers for Ungasan and nudged up for a 181 m² two-bed pool villa. We model occupancy at 55, 65 and 75%, assuming a professional manager runs the villa. Operating costs eat 40% of revenue. Actual income can land above or below our projection, and nobody guarantees it.

Are the renders of this exact villa?

Not exactly. The developer's image set is split by lot, while the price list goes by layout, so our gallery shows the complex as a whole, including the other villa type and a townhouse. We can ask for the plan and photos of the lot you're considering and send them along with prices.

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