UNGASAN · ID RR-3078

Ahau Gardens Villa 2: two bedrooms and a jacuzzi garden, 142.67 m², Ungasan

Land is the draw here: a 201.65 m² plot under a 142.67 m² (≈ 1,536 sq ft) villa priced at Rp 5.56 bn. You get two separate bedrooms of 34.2 and 38.89 m², a 61.78 m² living room and a 25 m² pool. A private jacuzzi garden and a suspended-bridge entrance round it out. Leasehold, term to confirm.

Unit in Ahau Gardens · units listed: 2

Leasehold
Sold furnished
Jacuzzi garden

2bedrooms
3bathrooms
142.67 m²house size
201.65 m²land
Leaseholdownership form

Property

What you get

Villa 2 costs less than its sibling yet sits on twice the ground: 142.67 m² of house on 201.65 m² of land. The developer's spec lists a 61.78 m² living room, bedrooms of 34.2 and 38.89 m², a guest bathroom, storage and a laundry. You enter over a suspended bridge, and the pool measures 25 m².

Three features sell this villa: a sensory shower beneath a six-meter light tunnel, a private garden with a jacuzzi, and a zen garden for meditation. Arconique notes that a third master bedroom could go into the living room. We treat it as a two-bedroom villa, because that's how our listing records it. The gallery uses the complex-wide render set, as no villa-specific images exist.

For income we pencil in Rp 2.9 million per booked night. That beats the district's typical Rp 2.6 million because guests pay extra for a private pool and two bedrooms. We run three occupancy cases, 50, 60 and 70%, with 16% of takings going to operating costs. The middle case leaves about Rp 537 million a year in your account, a 9.7% net yield on the price.

Price

Rp 5.56 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
FurnitureTurnkey
Size142.67 m²
Plot201.65 m²
ZoningResidential

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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Write on WhatsApp to get the Villa 2 paperwork, a projection built on your occupancy and a call with a broker that we record for you.

The numbers for this property

Ahau Gardens · Villa 2, 142.67 m² yield: gross and net

According to the developer's official materials, Villa 2 earns Rp 6.4 million a night at 74% occupancy, a 13.18% yield with payback in 6.2 years. Below is our own model: Rp 2.9 million a night in Ungasan, after operating costs.

Gross 11.5%≈ Rp 640 million a year at 60% occupancy and Rp 2.9 million a night Net 9.7%≈ Rp 537 million a year · payback ≈ 10.3 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 640 million11.5% of price · rate Rp 2.9 million, occupancy 60%
Operating costsRp 102 million16% of revenue
Net to youRp 537 million9.7% of price · payback ≈ 10.3 years

Occupancy scenarios: Ahau Gardens · Villa 2, 142.67 m²
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
50%cautious	Rp 533 million	Rp 85.3 million	Rp 448 million	8.1%	12.4 years
60%base	Rp 640 million	Rp 102 million	Rp 537 million	9.7%	10.3 years
70%strong	Rp 746 million	Rp 119 million	Rp 627 million	11.3%	8.9 years

The base case is 60% occupancy under professional management, with 50% as the cautious case and 70% as the strong one.

Where the numbers come from

Developer's figures: According to the developer's official materials, Villa 2 earns Rp 6.4 million a night at 74% occupancy, a 13.18% yield with payback in 6.2 years. Shown as published. They are not part of our model.
Nightly rate: Rp 2.9 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: 50% cautious, 60% base and 70% 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.

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Ownership

Ownership & what you actually get

The villa is offered on a land lease whose length we're still waiting to see on paper. You start with a refundable intent payment, sign a preliminary lease and construction contract at 30%, then the long-term lease and a management agreement at handover. We also need the PBG number, while the SLF and rental license will only come later.

Ownership and permits: Ahau Gardens · Villa 2, 142.67 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	To confirmNo term shows up in our data or in Arconique's presentation. Renewal conditions and years must reach us in writing, and the clock starts at handover.
Zoning	ResidentialThis plot carries a residential zone. Nightly rental hinges on zone plus license, so RDTR comes before your money.
Building approval (PBG)	To confirmNothing in our listing marks a PBG for Villa 2. We need its number and an extract pre-deposit.
Developer	ArconiqueOur check covers the company, earlier projects and the ground lease. We request the PT name, which the brochures leave out.
Certificate of occupancy (SLF)	To confirmNobody has told us the build stage yet. Without an SLF there's no rental license, so installments follow site progress.
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	TurnkeyFurniture and appliances get listed in a contract appendix you sign. Arconique hasn't named a completion date.

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 Ahau Gardens · Villa 2, 142.67 m²?

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

Terms

Ahau Gardens · Villa 2, 142.67 m² payment schedule

IntentYou wire a refundable Rp 35.4 million and receive every document for checking.
ContractAfter a positive review, 30% goes in as you sign the preliminary lease and building agreement.
Construction stagesYou release three payments as site progress gets confirmed.
Keys5% closes the deal alongside the long-term lease and the management contract.

You can choose a milestone plan linked to 40, 65 and 85% construction, or an installment plan that leaves 30% for equal payments during the first post-handover year. The presentation lists the milestone plan in two different splits, 30 / 25 / 30 / 10 / 5 and 30 / 30 / 20 / 15 / 5. We settle it in the PPJB once due diligence is complete.

Location

Location: Jalan Tulip · Ungasan

Villa 2 is on Jalan Tulip, a residential lane a short ride from Melasti, Pandawa and Dreamland, where prices sit below Uluwatu's. Short-term rentals across Ungasan run about Rp 2.6 million per night, filling 38.8% of their calendar.

Ahau Gardens Villa 2: private courtyard with a jacuzzi — Ungasan · Badung · Jl. Tulip

Parq Blue≈ 2 min (developer)
Melasti Beach≈ 5 min (developer)
Karma Beach Club≈ 7 min (developer)
Pandawa Beach≈ 10 min (developer)
Dreamland Beach≈ 10 min (developer)
Jimbaran Sidewalk Mall≈ 15 min (developer)

Ungasan wins on the ticket price and a slower pace, next to the same beaches Uluwatu buyers pay more for. On the flip side, daily errands need wheels.

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 2, 142.67 m²

Is there a Rise Real Bali fee on Villa 2 at Ahau Gardens?

No. The commission is part of Arconique's list price and the developer settles it with us. Our pre-deposit review costs you nothing: land records, form of ownership and permits. Specific to Villa 2, we're chasing the lease length, how far the build has gone, a completion date, the PBG number and the PT name, all blank in our database.

Could I purchase Villa 2 without visiting Bali?

Sure. You tour it with us on Zoom, sign by proxy through an Indonesian notary, and let our team accept the villa on site. Arconique hasn't fixed a handover date. Each tranche waits for confirmed construction progress, and the closing payment is released only with the complete file and the long-term land lease in place.

How do you model Villa 2's rental income?

We begin at Rp 2.9 million per night, drawn from comparable managed villas in the district and raised for the private pool and second bedroom. The base case assumes 60% occupancy under professional management. Operating costs absorb 16% of revenue. The result is our projection, and real earnings may come in differently.

Can Villa 2 get a third bedroom?

The developer says a third master bedroom can fit inside the living room. Its materials show no separate plan or price for that option, and our listing keeps the villa at two bedrooms. We'll ask for drawings and a conversion cost before any deposit, while our income math sticks to the two confirmed bedrooms.

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