UNGASAN · ID RR-3071

Ahau Gardens Villa 1: two bedrooms and a roof terrace, 201 m², Ungasan

At Rp 7.26 bn, Villa 1 gives you 201 m² (≈ 2,164 sq ft) over two floors on a 100.46 m² plot, topped by a 40.9 m² roof deck with ocean views. Inside are two master suites and a 63.79 m² living room. The 24.57 m² pool is yours alone, and the furniture comes with the house. It's leasehold, with the term still to confirm.

Unit in Ahau Gardens · units listed: 2

  • Leasehold
  • Furniture included
  • Roof deck 40.9 m²
  • 2master bedrooms
  • 3bathrooms
  • 201 m²villa size
  • 100.46 m²plot
  • Leaseholdform of ownership

Property

What you get

Villa 1 is the view layout at Ahau Gardens: two floors topped by a roof terrace. Our listing records 201 m² of house on a 100.46 m² plot. You get a 63.79 m² living room, two separate master bedrooms of 27.46 m² each, a guest bathroom downstairs, a laundry and a storeroom, plus a 24.57 m² pool and a 40.9 m² rooftop.

Picture a couple, or two couples traveling together, as the typical guest. They come for the ocean panorama, the entrance across a bridge on the roofline and an app that runs locks, lights and curtains. The developer supplies one render set for the complex, not a dedicated set for this villa, so the gallery mixes both types.

Our model uses Rp 3.4 million a night. The Ungasan median is Rp 2.6 million, and a two-bedroom house with a private pool rents above it. We test 55, 65 and 75% occupancy and deduct 40% for management, tax, wear and upkeep. At 65%, that's a 6.6% net yield: about Rp 479 million a year.

The numbers for this property

Ahau Gardens · Villa 1, 201 m² yield: gross and net

The developer's materials quote Rp 5.3 million a night at 77% occupancy for Villa 1, a 12.34% return and payback in 5.6 years. Below is our own model: Rp 3.4 million a night for Ungasan, net of the management fee, tax and upkeep reserve.

Gross 11.0%≈ Rp 798 million a year at 65% occupancy and Rp 3.4 million a night Net 6.6%≈ Rp 479 million a year · payback ≈ 15.2 years
  • Gross rental incomeRp 798 million11.0% of price · rate Rp 3.4 million, occupancy 65%
  • Management companyRp 144 million18% of revenue · market range 15–25%
  • TaxRp 79.8 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 95.7 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 479 million6.6% of price · payback ≈ 15.2 years
Occupancy scenarios: Ahau Gardens · Villa 1, 201 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 675 millionRp 270 millionRp 405 million5.6%17.9 years
65%baseRp 798 millionRp 319 millionRp 479 million6.6%15.2 years
75%strongRp 921 millionRp 368 millionRp 552 million7.6%13.1 years

Where the numbers come from

Developer's figures
The developer's materials quote Rp 5.3 million a night at 77% occupancy for Villa 1, a 12.34% return and payback in 5.6 years. Shown as published. They are not part of our model.
Nightly rate
Rp 3.4 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

Villa 1 comes on leasehold. Pinning down the years is our first job, since no source we hold states them. Paperwork runs through a refundable intent deposit, a preliminary lease-and-build agreement at 30%, and a final land lease plus management contract at the keys. PBG, SLF and the rental license are still on our list.

Ownership and permits: Ahau Gardens · Villa 1, 201 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 termTo confirmOur database field is empty and the developer's deck doesn't mention years. We obtain the term and renewal wording on paper, then count the remainder from handover.
ZoningResidentialResidential rather than tourism zoning affects nightly rentals, together with the license. We pull the RDTR extract before you pay.
Building approval (PBG)To confirmNo approval is marked for this villa in our data. The permit number and extract come ahead of a deposit.
DeveloperArconiqueWe look into the registered PT, completed projects and the land agreement, and ask for the PT name since the materials omit it.
Certificate of occupancy (SLF)To confirmOur sources don't record how far construction has gone. The SLF gates the rental license, so money follows stages rather than dates.
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 handoverTurnkeyThe furniture list becomes a contract appendix. No handover date appears in what the developer has shared.
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

Ahau Gardens · Villa 1, 201 m² payment schedule

  1. IntentRp 35.4 million, refundable, unlocks the complete file for our review.
  2. ContractA 30% payment follows a clean review and the signing of the preliminary lease and build contract.
  3. Construction stagesThree tranches, paid as the villa hits verified milestones.
  4. KeysThe last 5% changes hands with the keys, the final lease and the management contract.

Two plans exist. One ties payments to the villa being 40%, 65% and 85% built. The other runs 20 / 15 / 20 / 15 before keys and spreads the remaining 30% in equal parts across the year after handover. The deck gives the stage split twice, as 30 / 25 / 30 / 10 / 5 and as 30 / 30 / 20 / 15 / 5. The PPJB will set the binding version after our checks.

Location

Location: Jalan Tulip · Ungasan

From Jalan Tulip the developer counts five minutes to Melasti and seven to Karma Beach Club, on a plateau that's quieter than Uluwatu and costs less. Local short-stay homes average Rp 2.6 million a night, occupied 38.8% of the time.

Ahau Gardens Villa 1: rows of villas and roof terraces seen from above
Ungasan · Badung · Jl. Tulip
  • Parq Blue≈ 2 min, developer's estimate
  • Melasti Beach≈ 5 min, developer's estimate
  • Karma Beach Club≈ 7 min, developer's estimate
  • Pandawa Beach≈ 10 min, developer's estimate
  • Dreamland Beach≈ 10 min, developer's estimate
  • Jimbaran Sidewalk Mall≈ 15 min, developer's estimate

A view villa here costs less than its twin in Uluwatu would, on the same stretch of cliffs. Everyday life is scooter-based, though, with nothing much within walking range.

Jalan Tulip · Ungasan · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 10hotels
  • 3cafés
  • 2restaurants
  • 1spa

Closest places

  • Tropical Villa Indahhotel · 285 m
  • Tropical Villa Sinar Malukuhotel · 288 m
  • Tropical Villa Asmarahotel · 305 m
  • Tropical Villa Senanghotel · 318 m
  • Tropical Villa Mataharihotel · 328 m
  • Tropical Villa Rayahotel · 392 m
  • Bali Sunyi Villa Ahotel · 629 m
  • Luwak koffeecafé · 634 m

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

Straight answers

Questions about Ahau Gardens · Villa 1, 201 m²

What will Rise Real Bali charge me for Villa 1 at Ahau Gardens?

Zero. Our commission is built into Arconique's list price, and the developer pays it. We fund the pre-deposit checks ourselves: land extract, ownership form and permits. For Villa 1 we also chase the lease term, construction stage, handover date, PBG number and the developer's PT, because our listing shows those fields empty. You'll get the answers exactly as they arrive.

Can I buy Villa 1 from abroad, without flying to Bali?

It is. We run the viewing on a video call, a notary signs in your place under a power of attorney, and our staff take delivery for you. No key date has been announced for the villa. Tranches follow verified progress, and your final transfer happens once we hold the full paperwork and the signed long-term land lease.

Why is your yield lower?

Rates differ first. The developer's deck assumes Rp 5.3 million a night at 77% occupancy, while we start from Rp 3.4 million, based on AirROI for Ungasan and adjusted for a view villa with two bedrooms and a private pool. Our base case is 65% occupancy for professional management, with 40% of revenue going to costs. It's an estimate, not a guarantee.

How is Villa 1 different from Villa 2?

The house, the land and the top floor. Villa 1 gives you more interior, 201 m² against 142.67 m², on a smaller plot of 100.46 m² against 201.65 m². It adds a rooftop with barbecue and sunbathing areas. Villa 2 trades the roof deck for a private garden with a jacuzzi and the sensory shower under a light tunnel.

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