ULUWATU · ID RR-5800

Anjuna Palms: two-bedroom villa, 127.5 m², in Uluwatu

A two-bedroom villa of 127.5 m² (≈ 1,375 sq ft) at Anjuna Palms in Uluwatu has a courtyard pool, a double-height living room and a stone wall. The lease runs 28 years to 2054, plus a 20-year extension. The price is Rp 4.96 bn.

Unit in Anjuna Palms

Leasehold 28 + 20 years
Completed
Courtyard pool

2bedrooms
127.5 m²living area
Leasehold28 + 20 years
Courtyardwith a pool

Property

What you get

This is the only Anjuna Palms unit on sale: two bedrooms and 127.5 m², with a courtyard, a pool and a stone wall. The living room rises two floors, and a staircase leads up to the bedrooms.

A couple or two couples will book it for surf, beaches and sunsets, since the ocean is close. Uluwatu rents unevenly through the year, so we pick the rate and occupancy with that in mind.

Here's the model. The nightly rate is Rp 2.3 million, our benchmark for two-bedroom villas in Uluwatu. Occupancy is 65% in the base case, 55% cautious and 75% strong. We deduct 16% of revenue for operating costs. The base case leaves about Rp 459 million a year, 9.3% of the price.

Price

Rp 4.96 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 28 + 20 years
Size127.5 m²
StageCompleted

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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Leave your number in the form below and we'll send this villa's document pack, an income model at your own occupancy and a recorded call with a broker.

The numbers for this property

Anjuna Palms · 2BR villa yield: gross and net

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 2.3 million, with operating costs deducted from revenue.

Gross 11.0%≈ Rp 546 million a year at 65% occupancy and Rp 2.3 million a night Net 9.3%≈ Rp 459 million a year · payback ≈ 10.8 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 546 million11.0% of price · rate Rp 2.3 million, occupancy 65%
Operating costsRp 87.3 million16% of revenue · management, tax, wear and upkeep
Net to youRp 459 million9.3% of price · payback ≈ 10.8 years

Occupancy scenarios: Anjuna Palms · 2BR villa
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
55%cautious	Rp 462 million	Rp 73.9 million	Rp 388 million	7.8%	12.8 years
65%base	Rp 546 million	Rp 87.3 million	Rp 459 million	9.3%	10.8 years
75%strong	Rp 630 million	Rp 101 million	Rp 529 million	10.7%	9.4 years

The base case assumes 65% occupancy with a professional manager. Cautious is 55%, strong is 75%.

Where the numbers come from

Developer's figures: The developer's materials don't quote a yield, so the model runs on market data only.
Nightly rate: Rp 2.3 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: 55% cautious, 65% base and 75% strong.
Costs: 16% of revenue: the property's operating costs.
Comparable listings: AZORIA Solea: 9.7% net at 55% occupancy; AZORIA Imperio: 10.1% net at 60% occupancy; AZORIA Cabana: 10.0% net at 49% 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 a leasehold. The 28-year base term runs to 2054, and a 20-year extension follows. You sign the agreement, a notary registers it, and the rest is paid against the document pack. The house is finished, yet we're confirming the PBG and SLF. We pass you those numbers before you reserve, since the rental license hangs on them.

Ownership and permits: Anjuna Palms · 2BR villa
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	28 + 20 yearsTwenty-eight years run to 2054. From your purchase date we calculate the remainder and secure the extension in writing.
Zoning	To confirmPermitted use of the plot is verified with an RDTR extract before you put down a deposit.
Building approval (PBG)	To confirmWe ask the developer for the permit number and a copy.
Developer	Kaluna development, entity to confirmOur review covers the company that built the villas and its earlier handovers.
Certificate of occupancy (SLF)	To confirmRental licensing needs an SLF. The developer gives us its status in writing before a deposit.
Short-term rental license (NIB)	To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid 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	To confirmFurniture and appliances are listed in a contract appendix.

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 Anjuna Palms · 2BR villa?

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

Terms

Anjuna Palms · 2BR villa payment schedule

ReservationA deposit holds the villa; we're confirming the amount.
PaymentsNo published schedule exists, so we request one for this villa.
HandoverYou settle the last payment when the full documents are in hand.

Because the developer shows no payment plan, the PPJB will carry the order we negotiate after due diligence.

Location

Location: Coast · Uluwatu

This stretch of Uluwatu is all surf, beaches and sunsets, which is what a two-bedroom guest comes for. Dinner on the cliffs is close; the airport is not, at roughly 40 minutes.

Anjuna Palms 2BR: rows of villas with dark roofs and the ocean beyond — Uluwatu · Badung · Bukit

Suluban Beach (Single Fin)≈ 1 km, straight line
Padang Padang Beach≈ 1 km, straight line
Uluwatu Temple≈ 2 km, straight line
Ngurah Rai Airport≈ 11 km, straight line

A couple arrives for the waves and the dusk. Cliffside dinners are near, and the airport is far.

Coast · Uluwatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

85hotels
45restaurants
11cafés
10shops
6sights
6spas
3bars

Closest places

Suka Espressocafé · 15 m
La Baracca Uluwatu 10restaurant · 32 m
Dnailbar Spaspa · 39 m
Tabubar · 40 m
The Temple Bar & Grillrestaurant · 52 m
Little Cape Townhotel · 75 m
Surfside Villas Uluwatuhotel · 91 m
District6restaurant · 111 m

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

Straight answers

Questions about Anjuna Palms · 2BR villa

What does Rise Real Bali charge on the Anjuna Palms 2BR?

Nothing. The developer's price is the price you pay, and the developer covers our commission. We pay for the checks that come before a deposit. On this villa we go through the lease to 2054 and its extension, compare the zone with RDTR, and ask for the developer's entity, the PBG number and a copy.

Can I buy this two-bedroom villa from abroad?

Yes. You see the house on Zoom, and a notary with your power of attorney signs. We take it over for you. It's marked completed, though the PBG and SLF status is still with the developer. There's no published schedule, so we request one for the unit and release the final payment against the documents.

Where do the yield numbers come from?

We take a nightly rate near Rp 2.3 million from comparable managed villas in Uluwatu and adjust it for two bedrooms. Base occupancy of 65% reflects our segment with professional management. Operating costs take 16% of revenue. This is a Rise Real Bali estimate, not guaranteed income.

Can I rent the villa out nightly right now?

Not yet. A nightly rental license (NIB) needs a valid SLF, and we're confirming its status with the developer. Until you hold the license, we model long-term rental only. We report both documents to you in writing before any deposit leaves your account.

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