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.

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 14.3%≈ Rp 672 million a year at 65% occupancy and Rp 2.8 million a night Net 8.6%≈ Rp 403 million a year · payback ≈ 11.6 years
  • Gross rental incomeRp 672 million14.3% of price · rate Rp 2.8 million, occupancy 65%
  • Management companyRp 121 million18% of revenue · market range 15–25%
  • TaxRp 67.2 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 80.6 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 403 million8.6% of price · payback ≈ 11.6 years
Occupancy scenarios: 7STARS · 2BR villa, 145 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 569 millionRp 227 millionRp 341 million7.3%13.7 years
65%baseRp 672 millionRp 269 millionRp 403 million8.6%11.6 years
75%strongRp 775 millionRp 310 millionRp 465 million9.9%10.1 years

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: 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.

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 ownershipLeaseholdForeigners 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 term24 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.
ZoningTo 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.
Developer7STARS, 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 nomineeNot 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 escrowNone, 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 handoverTurnkey, 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
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Terms

7STARS · 2BR villa, 145 m² payment schedule

  1. ReservationYou secure this exact villa with a deposit whose size the developer will set.
  2. ChecksOur team clears land, permits and paperwork before your main transfer, free of charge.
  3. 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, taken from AirROI for Ungasan and adjusted for a two-bedroom pool villa of this size. We then test three occupancy cases, 55, 65 and 75%, the range a professionally run villa sees. Costs absorb 40% 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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