ULUWATU · ID RR-2546

APB Villa Meridian 4BR: four-bedroom villa, 161 m², in Uluwatu

This Meridian villa in Alpha Partner Bali's Phase 14, Uluwatu, fits four bedrooms and a private pool into 161 m² (≈ 1,735 sq ft). At Rp 4.27 bn it's the cheapest four-bedroom option on a 12-layout price sheet, held on a 25 + 25-year leasehold. Sales are at pre-sale, and handover follows construction stages.

Unit in APB Phase 14 · units listed: 2

  • Leasehold 25 + 25 years
  • Pre-sale
  • Private pool
  • 4bedrooms
  • 161 m²villa area
  • Poolprivate, on the villa's plot
  • Leasehold25 + 25 years, Hak Sewa
  • 7construction installments

Property

What you get

Alpha Partner Bali designs all its villas around four templates: Meridian, Kahoni, Melambai and Maximus. Phase 14 is its release in Pecatu, between Padang Padang and Bingin, and both beaches plus Uluwatu Temple are about ten minutes by scooter. Of the twelve configurations on the sheet, the Meridian 4BR is the most affordable way into four bedrooms.

Inside: 161 m², four bedrooms and a private pool. It shares the Meridian 2BR template, with arched niches, an island kitchen and doors straight onto the water. The gallery shows renders of the Meridian series, since we don't have images of the 4BR version yet. We've asked the developer for the floor plan, the bathroom count and the plot size.

Ownership comes as a Hak Sewa leasehold for 25 years with a 25-year extension. We check the plot's zone with an RDTR extract, and Pecatu usually falls in the pink zone. Four-bedroom prices on the sheet: Meridian and Maximus at Rp 4.27 bn, Kahoni at Rp 5.13 bn, Black Kahoni at Rp 5.43 bn. The developer's offer doesn't name a handover date.

The numbers for this property

APB Villa Meridian 4BR yield: gross and net

The developer doesn't publish a yield for this unit. Its Phase 14 figures rest on Canggu data and come before costs. Below is our model: Rp 3.2 million a night from the Uluwatu benchmark applied to Pecatu, net of costs.

Gross 19.1%≈ Rp 814 million a year at 70% occupancy and Rp 3.2 million a night Net 11.4%≈ Rp 488 million a year · payback ≈ 8.7 years
  • Gross rental incomeRp 814 million19.1% of price · rate Rp 3.2 million, occupancy 70%
  • Management companyRp 147 million18% of revenue · market range 15–25%
  • TaxRp 81.4 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 97.7 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 488 million11.4% of price · payback ≈ 8.7 years
Occupancy scenarios: APB Villa Meridian 4BR
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 698 millionRp 279 millionRp 419 million9.8%10.2 years
70%baseRp 814 millionRp 326 millionRp 488 million11.4%8.7 years
80%strongRp 930 millionRp 372 millionRp 558 million13.1%7.6 years

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 3.2 million, our estimate for the area: AirROI puts average revenue per listing in Uluwatu at Rp 4.3 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Uluwatu market runs at 46% across all AirROI listings; Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 60% cautious, 70% base and 80% strong.
Costs
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
AZORIA Solea: 8.8% net at 70% occupancy; AZORIA Imperio: 8.4% net at 70% occupancy; AZORIA Cabana: 10.3% net at 70% occupancy.
Why this is above market
11.4% net comes from the short lease (leasehold 25+25): income is measured against a low entry price, but you hold the property for half as long. It doesn't compare with 30-year-plus leases, where net lands at 6–10% a year.
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

Ownership takes the form of a Hak Sewa lease: 25 years, then 25 more at the market rate on renewal. The deal opens with a letter of intent. A signing at the notary then puts the lease in your name or your company's. We need the PBG copy before the deposit, and the SLF and rental license follow handover.

Ownership and permits: APB Villa Meridian 4BR
Form of ownershipLeasehold (Hak Sewa)Foreigners 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 term25 + 25 years (Hak Sewa)Renewal at the market price of the day can cost more than you expect. The contract should carry a fixed formula, and we make sure it does.
ZoningTo confirm, Pecatu is often pinkFor this Phase 14 plot, we pull the zone from the Badung RDTR and check it in OSS.
Building approval (PBG)Pre-sale, copy requestedThe number and an extract come from the developer during due diligence. We want both before the deposit.
DeveloperAlpha Partner Bali, company to confirmWe match the legal entity to the contract and look at the developer's completed phases before the deposit.
Certificate of occupancy (SLF)At handoverA villa without an SLF can't get a rental license, so we tie the handover payment to documents, not a date.
Short-term rental license (NIB)After handoverAirbnb, 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 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 handoverTurnkey, timing follows constructionNo handover date appears in the offer. Payments go out only against finished stages.
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
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Terms

APB Villa Meridian 4BR payment schedule

  1. 10%Letter of intent, Rp 427 million.
  2. 35%Notary signing, Rp 1.49 bn.
  3. 4 × 10%Four stage payments of Rp 427 million each.
  4. 15%Handover and signed acceptance, Rp 641 million.

For this villa the developer splits the price 10/35/10/10/10/10/15. We release no installment until we've confirmed the stage on site.

Location

Location: Uluwatu · Padang Padang

Uluwatu's center of gravity: Padang Padang and Bingin a short ride away and Bali's highest nightly rates. The catch is seasonality, with quiet months between the peaks.

Uluwatu: temple viewpoint on the cliff, bougainvillea and the ocean
Uluwatu · Badung · 10 min to Padang Padang
  • Padang Padang Beach≈ 10 min
  • Uluwatu Temple≈ 10 min
  • Ngurah Rai Airport≈ 40 min
  • Jimbaran≈ 25 min

Listings across Pecatu average Rp 4.0 million per booked night and fill 42% of the year. For a 161 m² four-bedroom series villa we model Rp 3.2 million.

Uluwatu · Padang Padang · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 11restaurants
  • 7cafés
  • 6hotels
  • 5shops
  • 2clinics
  • 2spas

Closest places

  • Reno’srestaurant · 347 m
  • WR 46restaurant · 355 m
  • HE’ENALU Café & Restaurantcafé · 378 m
  • U.Spaspa · 379 m
  • He'Enalucafé · 382 m
  • Warungrestaurant · 408 m
  • ayu's food from the heartrestaurant · 431 m
  • Baker’s Cornercafé · 438 m

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

Straight answers

Questions about APB Villa Meridian 4BR

What does Rise Real Bali charge on the Meridian 4BR?

The buyer pays nothing. The developer covers our commission, and the list price stays the same for you. Before the deposit we go through the land, permits and contract ourselves and pay for it. You get the open questions in writing. Find a problem there, and you simply don't pay the deposit.

What does the Rp 4.27 bn price include?

That's the developer's list price for a 161 m² villa in Pecatu, Uluwatu, with four bedrooms, a private pool and a turnkey handover. The lease runs 25 years with 25 more on extension, and sales are at the pre-sale stage. We're still confirming the bathroom count and the plot size from the developer's floor plan.

How do the payments for the Meridian 4BR work?

The developer's schedule has seven installments. You pay 10% with the letter of intent, Rp 427 million. The notary signing takes 35%. Four payments of 10% follow the construction stages. The final 15% comes at handover, when you sign the acceptance. We tie each one to a verified stage rather than a calendar date.

Where do the yield numbers come from?

AirROI data for Uluwatu gives the nightly rate, which we adjust for type: Rp 3.2 million for a four-bedroom series villa. Occupancy follows professionally managed villas, with 70% as the base case. Costs take 40% of revenue for management, tax and wear, which leaves about 11.4% of the price a year. Treat it as an estimate, not a guarantee.

Can I buy the Meridian 4BR from abroad?

Yes. We tour the villa site with you on Zoom and walk through the floor plan and prices on a call. The notary signs under your power of attorney, so coming to Bali is your choice. Payments go out in stage installments. At handover we inspect the villa for you and send a list of defects before you sign the acceptance.

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