UNGASAN · ID RR-1581

7STARS: two-bedroom villas of 145 and 181 m² above Melasti, Ungasan

7STARS is eleven furnished two-bedroom villas on the ridge above Melasti, 430 m from the sea, with prices from Rp 4.69 bn. The developer handed the complex over in September 2025. You pick between 145 and 181 m² of house, both on 158 m² plots, and the lease runs 24 years with a priority extension to 50.

  • Leasehold 24 years
  • Completed
  • Furnished
  • 2bedrooms
  • 2.5bathrooms
  • 145–181 m²villa size
  • 158 m²plot
  • Leasehold24 years, extension to 50
  • Readycompleted in 2025

Property

What you get

Eleven villas make up 7STARS, on the high ground over Melasti in Ungasan. Our listing database puts the sea 430 m away, and Melasti Beach is 0.7 km in a straight line. The developer finished the complex in September 2025, so you can move in right away.

Two layouts are on sale, both with two bedrooms: 145 m² (≈ 1,560 sq ft) and 181 m², each on a 158 m² plot. You get 2.5 bathrooms, a private pool, a double-height living room with a staircase and a kitchen by a full-height window. Villas come turnkey with finishes, furniture and appliances, and the inventory goes into your contract as an appendix.

The land is leasehold: 24 years come with the price, and the developer offers a priority extension to 50 years at market rates. The 145 m² villa costs Rp 4.69 bn and the 181 m² one Rp 5.66 bn. Before any deposit we get the RDTR zoning extract and a copy of the certificate of occupancy (SLF).

Developer price list

7STARS: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

TypeSizeBedroomsPriceThe numbers
2BR villa, 145 m²145 m²2Rp 4.69 bnwith numbers →
2BR villa, 181 m²181 m²2Rp 5.66 bnwith numbers →

Both sizes and both prices are taken from our own listing records. We hold no availability sheet for 7STARS yet, so the exact lot gets confirmed at reservation.

Ownership

Ownership & what you actually get

Buyers at 7STARS get a leasehold with 24 years on the clock and a priority right to stretch it to 50, priced at market when the time comes. After due diligence you sign a PPJB with the developer, then the lease itself before a notary. Copies of the PBG and SLF are on our request list, and the short-term rental license follows separately.

Ownership and permits: 7STARS
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 included, priority extension to 50The extension has priority but carries a market price that nobody can name today. We count the remaining term from handover, and the renewal terms go into the contract.
ZoningTo confirmOur listing database has no zoning entry for this plot. An RDTR extract settles it before the deposit.
Building approval (PBG)Stated, copy to followThe database marks the approval without attaching a copy. We ask the developer for one before you commit.
Developer7STARS, legal entity to confirmWe check the company on the contract, its finished projects and the land lease behind the complex.
Certificate of occupancy (SLF)Complex finished, copy to followConstruction wrapped up in 2025, and we collect the SLF copy from the developer. Without it, no short-term rental license can follow.
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, finished and furnishedA written list of furniture and appliances becomes an appendix to the purchase 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 payment schedule

  1. ReservationA deposit takes a specific villa off the market, with the amount still to be set.
  2. ChecksWe review documents, land and permits at our cost before the main payment.
  3. HandoverYou settle and take the keys against the document pack at the notary.

With the villas already built, the developer doesn't publish an installment plan. Payment terms get written into the PPJB after our review.

Location

Location: Ungasan

7STARS looks down on Melasti from the Ungasan ridge, a calmer, lower-priced corner of the peninsula than Uluwatu proper. Short-stay listings here earn about Rp 2.6 million per booked night, with 38.8% of nights filled.

7STARS: villa with a pool in the inner courtyard, 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

Buyers pick Ungasan for the entry price and the calm: the same coastline as Uluwatu for less money. The catch is that nobody walks here, and every errand means a scooter.

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

What does Rise Real Bali charge when I buy at 7STARS?

Zero. The developer pays our fee, and your price stays at list. At 7STARS our review covers the PBG extract, the certificate of occupancy, the land lease with its renewal clause, RDTR zoning and the legal entity behind the brand. We run it before any deposit, pay for it ourselves, and give you a written summary that flags whatever remains unresolved.

Can I buy a 7STARS villa without flying to Bali?

Yes. A broker tours the finished villa for you on a Zoom call, and signing goes through a local notary with your power of attorney. Because the complex is complete, we film the specific villa and test finishes and appliances against the written inventory. Money moves only against checked documents, never before our review clears them.

Where do the net yield numbers come from?

Each villa page carries its own model, one for 145 m² and one for 181 m². We start from AirROI rates for Ungasan, adjust for the villa type and size, and apply occupancy seen in professionally managed rentals. Costs take 40% of revenue. Read the result as an estimate from Rise Real Bali, not as promised income.

What happens after 24 years?

The lease ends and the contract governs what comes next. The developer offers a priority renewal up to 50 years, priced at the market rate of that time, which no one can quote today. So we model income over the remaining base term only, and we read and fix the renewal clause before you pay the deposit.

Units in this project

2 units with numbers

Each one shows the developer price, net income from our model, document status and the payment schedule.

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