ULUWATU · ID RR-2021

APB Villa Meridian 2BR: two-bedroom pool villa, 106 m², in Uluwatu

The Meridian 2BR is the entry layout of Alpha Partner Bali's Phase 14 in Uluwatu, priced at Rp 3.36 bn. You get 106 m² (≈ 1,140 sq ft) and a private pool on a 160 m² plot, held on a 25 + 25-year leasehold (Hak Sewa). Sales are at pre-sale, and payments are spread over seven installments.

Unit in APB Phase 14 · units listed: 2

  • Leasehold 25 + 25 years
  • Pre-sale
  • Private pool
  • 2bedrooms
  • 2bathrooms
  • 106 m²villa area
  • 160 m²plot, private pool
  • Leasehold25 + 25 years
  • 7construction installments

Property

What you get

Alpha Partner Bali builds series villas in Canggu and Uluwatu from four templates, Meridian, Kahoni, Melambai and Maximus, each with 2, 3 or 4 bedrooms. Phase 14 is the Pecatu release, and the Meridian 2BR is its entry format. Padang Padang Beach and Uluwatu Temple sit about ten minutes from the site.

Inside you get 106 m² (≈ 1,140 sq ft): two bedrooms with their own bathrooms and a living room with an island kitchen that opens to the pool. The price covers a turnkey fit-out. The developer calibrated its yield table on the Canggu market, so for Pecatu we run our numbers on the Uluwatu benchmark instead.

We model this villa at Rp 2.2 million a night. That's well below the area median of about Rp 4.3 million on AirROI: big villas pull that median up, and Meridian has two bedrooms. Area occupancy runs near 46%, and professionally managed villas do better, so our cases sit at 60, 70 and 80%. Costs take 40%, and the base case then leaves about Rp 339 million a year, or 10.1% of the price.

The numbers for this property

APB Villa Meridian 2BR yield: gross and net

The developer quotes 14.7% at Rp 2.9 million a night and 84% occupancy, using Canggu data, and that figure comes before costs. Below is our model: the Uluwatu benchmark for Pecatu at Rp 2.2 million a night, with costs deducted.

Gross 16.8%≈ Rp 565 million a year at 70% occupancy and Rp 2.2 million a night Net 10.1%≈ Rp 339 million a year · payback ≈ 9.9 years
  • Gross rental incomeRp 565 million16.8% of price · rate Rp 2.2 million, occupancy 70%
  • Management companyRp 102 million18% of revenue · market range 15–25%
  • TaxRp 56.5 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 67.8 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 339 million10.1% of price · payback ≈ 9.9 years
Occupancy scenarios: APB Villa Meridian 2BR
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 485 millionRp 194 millionRp 291 million8.7%11.5 years
70%baseRp 565 millionRp 226 millionRp 339 million10.1%9.9 years
80%strongRp 646 millionRp 258 millionRp 388 million11.5%8.7 years

Where the numbers come from

Developer's figures
The developer quotes 14.7% at Rp 2.9 million a night and 84% occupancy, using Canggu data, and that figure comes before costs. Shown as published. They are not part of our model.
Nightly rate
Rp 2.2 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.
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

Your lease (Hak Sewa) runs 25 years, with an extension for another 25 at the market price of the day. A notary registers it in your name or your company's once you've signed the letter of intent and the notarial deal. We want the PBG before any deposit. The SLF comes with handover, and the rental license after it.

Ownership and permits: APB Villa Meridian 2BR
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)The extension costs whatever the market says on the renewal date, which can raise the bill. We lock the formula into the contract before you pay.
ZoningTo confirm, Pecatu usually pinkThe Badung RDTR and an OSS lookup for this Phase 14 plot settle the zone.
Building approval (PBG)Pre-sale, copy requestedWe get the approval number and an extract from the developer during our checks, ahead of the deposit.
Certificate of occupancy (SLF)At handoverNo SLF means no rental license. That's why the handover payment follows the documents and not the calendar.
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 constructionThe developer's offer gives no handover date, so every payment waits for a finished stage.
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 2BR payment schedule

  1. 10%Letter of intent, Rp 336 million.
  2. 35%Signing at the notary, Rp 1.17 bn.
  3. 4 × 10%One installment for each construction stage.
  4. 15%Handover of the villa with a signed acceptance.

Seven payments in total, following the developer's 10/35/10/10/10/10/15 split. None goes out before we verify the stage.

Location

Location: Uluwatu · Padang Padang

Pecatu is the surf core of Uluwatu, with Padang Padang and Bingin close and the island's top nightly rates. Bookings swing hard between peak and shoulder months.

Uluwatu Temple lookout: bougainvillea over the cliff 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

Pecatu's market median sits at Rp 4.0 million per night, with 42% occupancy. A two-bedroom series villa won't earn that, and we use Rp 2.2 million for it.

The map comes from Google Maps. Google receives your IP address and may set its own cookies once it loads.

Uluwatu · Padang Padang · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 10restaurants
  • 7cafés
  • 5shops
  • 4hotels
  • 2spas
  • 1clinic

Closest places

  • Reno’srestaurant · 347 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
  • Prasana Villas by Arjanihotel · 478 m

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

Straight answers

Questions about APB Villa Meridian 2BR

What does Rise Real Bali charge when I buy the Meridian 2BR?

Nothing. Your price is the developer's list price, with our fee covered by the developer. The checks before your deposit are free and come to you as a written report. On this villa we confirm the 25 + 25-year Hak Sewa and the price formula for the extension. The Pecatu zone gets a check in the Badung RDTR and OSS. We also request the PBG number.

How much is the Meridian 2BR, and what does the price include?

Rp 3.36 bn on the developer's price sheet, and the developer covers our commission. For that you get a two-bedroom villa of 106 m² on a 160 m² plot with a private pool, held on a 25 + 25-year leasehold. The fit-out comes turnkey. Before the deposit we ask the developer for the exact finish and appliance specification.

How do I pay for the Meridian 2BR?

In seven installments. The letter of intent takes 10%, or Rp 336 million, and the notary signing takes 35%, or Rp 1.17 bn. Then come four payments of 10%, one per construction stage, and a final 15% at handover with a signed acceptance. We verify each stage on site before the money moves.

What's the realistic yield on the Meridian 2BR?

Our base case uses Rp 2.2 million a night at 70% occupancy. After the management company, tax and vacancy, you keep about 10.1% of the price each year. We take the rate from AirROI data on Pecatu and adjust for villa type. Occupancy reflects professionally managed villas, and costs take 40% of revenue. It's an estimate, not a guarantee.

Can I buy the Meridian 2BR remotely?

Yes. You get a Zoom viewing and video from the site. A notary signs the contract under your power of attorney, which means no flight just for the signing. We run the snag list at handover ourselves. The developer hasn't set dates for the stages, so before every installment someone from our team inspects that stage on site.

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