UNGASAN · ID RR-2784

7STARS: two-bedroom villa, 145 m², above Melasti in Ungasan

A private pool, 2.5 bathrooms and two bedrooms fill this 145 m² villa on a 158 m² plot at 7STARS. It was finished in 2025 and comes with furniture, 430 m from the sea. You'd hold a 24-year lease with priority renewal to 50, for Rp 4.69 bn.

Unit in 7STARS · units listed: 2

Leasehold 24 years
Built 2025
Fully furnished

2bedrooms
2.5bathrooms
145 m²villa size
158 m²plot
Leasehold24 years, renewal to 50
Readyfinished in 2025

Property

What you get

Of the two 7STARS layouts, this is the smaller one: 145 m² (≈ 1,560 sq ft) of house above Melasti. By our database the sea is 430 m off, while Melasti Beach lies 0.7 km as the crow flies. The developer signed off the complex in September 2025.

Inside there are two bedrooms, 2.5 baths, a living room with a double-height ceiling and an open stair, plus a kitchen and dining area against a wall of glass. The pool is yours alone. You get the villa turnkey, with finishes, furniture and appliances, and we'll attach the full spec to your contract.

Land tenure is a lease of 24 years, included in the price, with a priority option to extend to 50 at the market rate. This layout sells for Rp 4.69 bn. We're still waiting on the developer for the certificate of occupancy (SLF), the PBG extract and an RDTR zoning extract. All three come before any deposit.

Price

Rp 4.69 bn

Developer's price. The developer pays our commission.

The price is in Indonesian rupiah (IDR). The developer's price list is converted into rupiah at one fixed site-wide rate (17,700 IDR per unit of the price-list currency). The sale contract sets the final amount you pay. The income model is a Rise Real Bali estimate; rates and occupancy are based on comparable professionally managed properties in the area.

OwnershipLeasehold 24 years
StageCompleted
FurnitureTurnkey, furnished
RenewalPriority, up to 50 years
Units in the complex11 villas

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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On WhatsApp we can share the villa's paperwork, a model at the occupancy you choose and a recorded broker call.

The numbers for this property

7STARS · 2BR villa, 145 m² yield: gross and net

7STARS publishes no yield figure, gross or net, for the 145 m² layout. Below is our model: a nightly rate of Rp 2.8 million, typical for a two-bed villa with its own pool in Ungasan, minus management, tax, wear and upkeep.

Gross 11.9%≈ Rp 558 million a year at 54% occupancy and Rp 2.8 million a night Net 10.0%≈ Rp 469 million a year · payback ≈ 10.0 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 558 million11.9% of price · rate Rp 2.8 million, occupancy 54%
Operating costsRp 89.3 million16% of revenue
Net to youRp 469 million10.0% of price · payback ≈ 10.0 years

Occupancy scenarios: 7STARS · 2BR villa, 145 m²
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
44%cautious	Rp 455 million	Rp 72.8 million	Rp 382 million	8.1%	12.3 years
54%base	Rp 558 million	Rp 89.3 million	Rp 469 million	10.0%	10.0 years
64%strong	Rp 662 million	Rp 106 million	Rp 556 million	11.9%	8.4 years

The base case is 54% occupancy under professional management, with 44% as the cautious case and 64% as the strong one.

Where the numbers come from

Developer's figures: 7STARS publishes no yield figure, gross or net, for the 145 m² layout.
Nightly rate: Rp 2.8 million, our estimate for the area: based on comparable professionally managed properties in the area, adjusted for the property type, size and finish.
Occupancy: Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 44% cautious, 54% base and 64% strong.
Costs: 16% of revenue: the property's operating costs.
Comparable listings: EVERY Bali · Villa L 3BR: 8.3% net at 75% occupancy; EVERY Bali · Villa S 2BR: 8.2% net at 60% occupancy; EVERY Bali · 2BR apartment: 8.3% net at 65% occupancy.
Reports and data: 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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

You'd lease the land for 24 years, and the developer grants you first right to renew up to 50 years at whatever the market price is then. Since the villa already stands, you sign a PPJB after our review and a notarized lease at completion. The PBG and SLF copies still need to reach us, and the short-term rental license is a separate step.

Ownership and permits: 7STARS · 2BR villa, 145 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, priority renewal to 50Priority renewal means you go first, not that the price is fixed. Our math runs from the handover date, and the renewal clause is written into the agreement.
Zoning	To confirmThe zoning field for this villa is blank in our records. We order an RDTR extract ahead of any deposit.
Building approval (PBG)	Listed, copy to followOur records show a PBG but no document. The developer sends it to us before you put money down.
Developer	7STARS, legal entity to confirmWe look up the registered company, the projects it has completed and the land lease terms.
Certificate of occupancy (SLF)	Villa built, copy to followThe villa went up in 2025. A short-term rental license needs the SLF, so we get that copy first.
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, furnishedEvery piece of furniture and each appliance goes on a spec sheet that you sign with 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 AyuBroker · Rise Real Bali

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for 7STARS · 2BR villa, 145 m²?

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

Terms

7STARS · 2BR villa, 145 m² payment schedule

ReservationYou secure this exact villa with a deposit whose size the developer will set.
ChecksOur team clears land, permits and paperwork before your main transfer, free of charge.
HandoverFinal settlement and key handover happen at the notary against the full file.

A finished villa usually sells without a stage plan, and 7STARS publishes none. Your schedule is agreed in the PPJB after due diligence.

Location

Location: Ungasan

This part of Ungasan is residential and low-key, with Melasti and Karma Beach just below the cliff. Short-stay homes nearby average Rp 2.6 million per occupied night, at 38.8% occupancy over the year.

7STARS 145 m² villa: front terrace, pool and loungers, 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

People buy here because the cliffs and beaches match Uluwatu while villas cost less. What you give up is walkability: groceries, cafes and surf all mean getting on a bike.

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, 145 m²

How much do I pay Rise Real Bali for the 145 m² 7STARS villa?

You pay us nothing. Our commission sits inside the developer's price and comes out of the developer's side. Before a deposit, and at our expense, we collect the PBG extract and the SLF copy, go through the land lease and renewal option, and check RDTR zoning. You receive a written file that marks every point still open.

Is it possible to buy this villa remotely?

Yes, and most of our overseas clients do. You see the villa live over Zoom, then a notary acts for you under a signed power of attorney. Since construction is over, we shoot a walkthrough of your lot and tick off each item on the spec sheet. Payment follows the checked paperwork, and there's no deposit until it passes.

How did you arrive at the net yield figures?

The starting rate is Rp 2.8 million a night, based on comparable managed villas in Ungasan and adjusted for a two-bedroom pool villa of this size. We then test three occupancy cases, 44, 54 and 64%, for a professionally run villa. Operating costs absorb 16% of revenue. No rental return is certain, and this one is a Rise Real Bali projection.

Which renders show this particular villa?

The developer groups its renders by lot rather than by the price-list layouts, so the gallery covers the whole complex: both villa types and a townhouse. Ask us and we'll request the floor plan and photos of the specific lot, then send them to you together with the price sheet.

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