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, 55, 65 and 75%, with 40% of takings going to costs. The middle case leaves about Rp 416 million a year in your account, a 7.5% net yield on the price.

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 where we land: Rp 2.9 million a night in Ungasan, less the manager, taxes and maintenance.

Gross 12.5%≈ Rp 693 million a year at 65% occupancy and Rp 2.9 million a night Net 7.5%≈ Rp 416 million a year · payback ≈ 13.4 years
  • Gross rental incomeRp 693 million12.5% of price · rate Rp 2.9 million, occupancy 65%
  • Management companyRp 125 million18% of revenue · market range 15–25%
  • TaxRp 69.3 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 83.1 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 416 million7.5% of price · payback ≈ 13.4 years
Occupancy scenarios: Ahau Gardens · Villa 2, 142.67 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 586 millionRp 235 millionRp 352 million6.3%15.8 years
65%baseRp 693 millionRp 277 millionRp 416 million7.5%13.4 years
75%strongRp 799 millionRp 320 millionRp 480 million8.6%11.6 years

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: 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

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 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 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.
ZoningResidentialThis 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.
DeveloperArconiqueOur 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 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 handoverTurnkeyFurniture 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.

Terms

Ahau Gardens · Villa 2, 142.67 m² payment schedule

  1. IntentYou wire a refundable Rp 35.4 million and receive every document for checking.
  2. ContractAfter a positive review, 30% goes in as you sign the preliminary lease and building agreement.
  3. Construction stagesYou release three payments as site progress gets confirmed.
  4. 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, an AirROI figure for the district that we raise for the private pool and second bedroom. The base case assumes 65% occupancy under professional management. Running costs, from the manager's fee to taxes and repairs, absorb 40% 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.

Properties

Similar properties

See all properties →