ULUWATU · ID RR-5799

Anjuna Palms: villas on the Uluwatu coast, 2 bedrooms, 127.5 m²

Thirty villas stand in rows under black tile roofs at Anjuna Palms on the Uluwatu coast, and one two-bedroom, 127.5 m² house is for sale. It has a courtyard pool and a natural-stone wall. The leasehold runs 28 years to 2054, extendable by 20, at Rp 4.96 bn.

Leasehold 28 + 20 years
Completed
Courtyard pool

2bedrooms
127.5 m²villa size
Leasehold28 + 20 years
30villas in the complex
Completedstage

Property

What you get

Anjuna Palms is a complex of 30 villas on the Uluwatu coast. The aerial shots show house after house under dark tile roofs, with gardens and the ocean beyond. One villa is on sale: two bedrooms, 127.5 m² (≈ 1,375 sq ft), with a courtyard and a pool. The database marks it as completed.

Inside you find a double-height living room, a staircase with a lattice railing, a corner sofa and a dining table by the glass wall to the courtyard. The natural-stone wall keeps the yard private. We're asking the developer for the appliance and furniture list.

We're confirming the zoning under RDTR. The lease is 28 years, running to 2054, plus a 20-year extension. The 2BR villa costs Rp 4.96 bn. The developer doesn't publish a payment schedule, so we agree one in the PPJB, and we're also confirming the PBG and SLF.

Price

from 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.

DeveloperKaluna development
StageCompleted
OwnershipLeasehold 28 + 20 years
Units in the complex30 villas

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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Leave your number in the form below and we'll send the developer's full price list, plans for each layout and an income model for the unit you choose.

Developer price list

Anjuna Palms: 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
2BR villa	127.5 m²	2	Rp 4.96 bn	with numbers →

Prices and sizes come from our database, built on the developer's materials. We check the price list and availability when you reserve, and we send the full price list on request.

Ownership

Ownership & what you actually get

The villa is leasehold: 28 years on the land, running to 2054, with a 20-year extension. A notary registers the lease after you sign the agreement. The house is finished, but we're still confirming its PBG and SLF with the developer. The rental license (NIB) can only follow a valid SLF, so we tell you the status before you reserve.

Ownership and permits: Anjuna Palms
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 yearsThe base term is 28 years, to 2054, with a 20-year extension. We count what remains on your purchase date and put the extension terms in the contract.
Zoning	To confirmWhat the plot may be used for is checked against an RDTR extract before your deposit.
Building approval (PBG)	To confirmThe permit number and a copy are on our request list ahead of the deposit.
Developer	Kaluna development, entity to confirmWe review the legal entity and the projects it has handed over.
Certificate of occupancy (SLF)	To confirmA rental license can't exist without an SLF, so we ask the developer for its status before the 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 confirmThe furniture and appliance specification would sit in an appendix to your contract.

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?

Leave your WhatsApp and I'll send them today.09:41

Terms

Anjuna Palms payment schedule

ReservationYou pay a deposit; the amount is one of the points we're confirming.
PaymentsThe developer doesn't publish a schedule, so we request one for the unit.
HandoverThe final payment goes out against the document pack.

The developer's materials leave out the payment plan. We fix it in the PPJB once our checks are complete.

Location

Location: Coast · Uluwatu

Uluwatu is the Bukit's surf coast, with beaches, cliffs and bars on the rocks. The price of that is a season-driven market and about 40 minutes by car to the airport.

Anjuna Palms: aerial view of villa rows with dark roofs and the ocean behind — 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

People come for the beaches and the sunsets. The airport is far, and demand swings with the season.

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

What does Rise Real Bali charge when I buy at Anjuna Palms?

Nothing. The price is the developer's, and the developer pays our commission. We cover the checks before your deposit. For Anjuna Palms that means the 28-year lease running to 2054 and its 20-year extension, the zone against an RDTR extract, and the developer's legal entity with the PBG number and a copy of the permit.

Can I buy at Anjuna Palms without traveling to Bali?

Yes. We show you the villa on Zoom, and a notary holding your power of attorney handles the contract. We accept the property for you. The database marks it completed, and we're confirming the PBG and SLF with the developer. The developer doesn't publish a payment schedule, so we request one for the unit. The last payment goes out against the document pack.

How many villas does Anjuna Palms have, and which one is for sale?

The complex has 30 villas, and one is on the market now: two bedrooms, 127.5 m², with a courtyard pool. Before the deposit we check where it stands in the complex, what it looks out on and its paperwork. We don't sell the other houses, and they'll compete with yours for guests.

What is the lease at Anjuna Palms?

It's a leasehold of 28 years, running to 2054, plus a 20-year extension. We count the years left from your purchase date and write the extension terms into the contract. Freehold in your own name isn't open to a foreigner, so the lease is the route, with the PT PMA structure as the alternative.

Units in this project