UNGASAN · ID RR-3064

Ahau Gardens by Arconique: two-bedroom villas of 142.67 and 201 m² on Jalan Tulip, Ungasan

Two-bedroom villas of 142.67 m² (≈ 1,536 sq ft) and 201 m² (≈ 2,164 sq ft) on Jalan Tulip in Ungasan start at Rp 5.56 bn. A Mexican studio from the AD100 list drew them. Each villa gets its own pool, a zen garden and a front door you reach across a suspended bridge. The land is leasehold, and we're still confirming the term with the developer.

Leasehold
Furnished
Rooftop terrace

2bedrooms
3bathrooms
142.67–201 m²villa size
100.46–201.65 m²plot
Leaseholdform of ownership

Property

What you get

Ahau Gardens stands on Jalan Tulip in Ungasan village, South Kuta. The developer's deck puts Parq Blue two minutes away by scooter, Melasti five, Karma Beach Club seven, and Pandawa and Dreamland ten each. Villas step down the slope in rows, and every front door opens off a shared bridge gallery above the roofs.

An AD100-listed studio from Mexico drew the plans: terracotta render, brick screens, two zen gardens per villa and a sensory shower lit by a six-meter light tunnel. Shared areas include a yoga deck, a kids' playground, a barbecue spot, parking and a 24-hour concierge. On the technical side the developer lists smart-home controls, motion, leak and smoke sensors, extra waterproofing and imported aluminum windows.

Two villas make up the price list. The 142.67 m² villa on a 201.65 m² plot costs Rp 5.56 bn. The 201 m² villa sits on 100.46 m² and costs Rp 7.26 bn. Both have two separate bedrooms and come furnished. Our sources leave the lease term, build stage, handover date and PBG blank, so we collect them before a deposit. The database lists residential zoning, and an RDTR extract will confirm it.

Developer price list

Ahau Gardens: 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".

Type	Size	Bedrooms	Price	The numbers
Villa 2, 142.67 m²	142.67 m² · plot 201.65 m²	2	Rp 5.56 bn	with numbers →
Villa 1, 201 m²	201 m² · plot 100.46 m²	2	Rp 7.26 bn	with numbers →

Villa sizes, plots and prices are from the Rise Real Bali listing database. Room, pool and terrace dimensions come from the specification pages of the developer's presentation.

Ownership

Ownership & what you actually get

Ahau Gardens sells on leasehold, but neither our database nor the developer's presentation states the term, so we get it in writing before you commit. The route runs from a refundable intent deposit to a preliminary land-lease and construction agreement, then the final lease and a management contract at handover. PBG, SLF and the rental license are all still open.

Ownership and permits: Ahau Gardens
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 confirmNeither the listing database nor the presentation gives a term. We get the years and the renewal terms in writing, and count what's left from handover.
Zoning	ResidentialThe plot is residential, not tourism. Nightly letting depends on both zone and license, so an RDTR extract comes first.
Building approval (PBG)	To confirmOur listing shows no approval yet. We ask for the number and the extract before any money moves.
Developer	ArconiqueWe review the company, its delivered work and the land lease. The public materials don't name the PT, so we request it.
Certificate of occupancy (SLF)	To confirmThe build stage isn't recorded in our sources. No SLF means no rental license, which is why payments follow stages, not calendar 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 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	TurnkeyA furniture and appliance schedule gets attached to the contract. The developer's materials give no handover 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?

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Terms

Ahau Gardens payment schedule

IntentA refundable Rp 35.4 million deposit gets you the full document pack for review.
Contract30% once the review comes back clean, on signing the preliminary land-lease and construction agreement.
Construction stagesThree installments, each released against confirmed progress on site.
Keys5% at key handover, with the final land lease and the management agreement signed.

The developer offers two plans: a standard one tied to 40, 65 and 85% completion, and a 20 / 15 / 20 / 15 / 30 plan where the last 30% is paid in equal installments over a year after handover. The presentation splits the standard plan two ways, 30 / 25 / 30 / 10 / 5 in a table and 30 / 30 / 20 / 15 / 5 in the text. We fix the exact schedule in the PPJB after due diligence.

Location

Location: Jalan Tulip · Ungasan

Jalan Tulip runs through the inland part of Ungasan, a few minutes above Melasti and Karma Beach and calmer than Uluwatu at a lower entry price. Area rentals average Rp 2.6 million a night with 38.8% occupancy.

Ahau Gardens: path between the blocks to the main entrance, developer's render — Ungasan · Badung · Jl. Tulip

Parq Blue≈ 2 min, per the developer
Melasti Beach≈ 5 min, per the developer
Karma Beach Club≈ 7 min, per the developer
Pandawa Beach≈ 10 min, per the developer
Dreamland Beach≈ 10 min, per the developer
Jimbaran Sidewalk Mall≈ 15 min, per the developer

Five beaches within ten minutes is why people land on Jalan Tulip. The price of that quiet is distance: you ride to everything, including coffee.

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

Does Rise Real Bali charge buyers at Ahau Gardens?

Not a rupiah. You pay the developer's list price, and Arconique pays our commission. Document checks before your deposit are on us. Here that means getting the lease term, the build stage, a handover date, the PBG number and the project company, since those fields sit empty in our listing, and matching the residential zoning against an RDTR extract.

Can I buy an Ahau Gardens villa while living abroad?

Yes. A broker shows you around Jalan Tulip by video call, and a Bali notary executes the papers for you with a signed power of attorney while our team handles acceptance. Arconique hasn't set a key date yet. Your installments track confirmed progress on the villas, and the closing 5% goes out only with the document pack and the final land lease.

How long is the Ahau Gardens lease?

We don't know yet. The term is empty in our listing database and absent from the developer's presentation, even though the form of ownership is leasehold. Foreign buyers in Indonesia can't take freehold, so we ask for the term and any renewal clause in writing before a deposit and model income only over the years confirmed on paper.

Could I rent an Ahau Gardens villa by the night?

Zoning decides that first. Our database tags the plot Residential, and nightly rentals need a tourism zone plus a short-term rental license (NIB). Booking platforms already pull listings that lack one. Until the RDTR extract and a license are in hand, our numbers assume long-term tenants only.

Where do the yield figures on the villa pages come from?

Each villa page starts from an AirROI nightly rate for Ungasan, adjusted for a two-bedroom villa with a private pool. We test 55, 65 and 75% occupancy for a professionally run home and set costs at 40% of revenue. The developer quotes higher returns in its deck. Ours is a separate, more conservative Rise Real Bali estimate.

Units in this project