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.

Price

Rp 4.27 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.

DeveloperAlpha Partner Bali
OwnershipLeasehold 25 + 25 years
StagePre-sale
SeriesMeridian, 2 to 4 bedrooms
Entry10% letter of intent

Gusti AyuBroker · Rise Real Bali · On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for APB Villa Meridian 4BR?

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We'll send the developer's price sheet, the 4BR floor plan and a yield run at your own occupancy guess. Write on WhatsApp.

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 12.0%≈ Rp 512 million a year at 44% occupancy and Rp 3.2 million a night Net 10.1%≈ Rp 430 million a year · payback ≈ 9.9 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 512 million12.0% of price · rate Rp 3.2 million, occupancy 44%
Operating costsRp 81.9 million16% of revenue
Net to youRp 430 million10.1% of price · payback ≈ 9.9 years

Occupancy scenarios: APB Villa Meridian 4BR
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
34%cautious	Rp 395 million	Rp 63.3 million	Rp 332 million	7.8%	12.8 years
44%base	Rp 512 million	Rp 81.9 million	Rp 430 million	10.1%	9.9 years
54%strong	Rp 628 million	Rp 100 million	Rp 527 million	12.4%	8.1 years

The base case is 44% occupancy under professional management, with 34% as the cautious case and 54% as the strong one.

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: 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: 34% cautious, 44% base and 54% 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.

Get the numbers on WhatsApp

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 ownership	Leasehold (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 term	25 + 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.
Zoning	To 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.
Developer	Alpha 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 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	Turnkey, 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

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for APB Villa Meridian 4BR?

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

Terms

APB Villa Meridian 4BR payment schedule

10%Letter of intent, Rp 427 million.
35%Notary signing, Rp 1.49 bn.
4 × 10%Four stage payments of Rp 427 million each.
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?

Comparable managed villas in Uluwatu give the nightly rate, which we adjust for type: Rp 3.2 million for a four-bedroom series villa. Occupancy follows professionally managed villas, with 44% as the base case. Operating costs take 16% of revenue, which leaves about 10.1% 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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