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 modest for the area: large villas set the upper end of local rates, and Meridian has two bedrooms. Our occupancy cases sit at 39, 49 and 59% for professional management. Operating costs take 16%, and the base case then leaves about Rp 332 million a year, or 9.9% of the price.

Price

Rp 3.36 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 25 + 25 years
StagePre-sale
FurnitureTurnkey
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 2BR?

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Ask on WhatsApp: we'll share the Meridian document pack, run the model at your own occupancy guess and record the broker call for you.

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 11.8%≈ Rp 396 million a year at 49% occupancy and Rp 2.2 million a night Net 9.9%≈ Rp 332 million a year · payback ≈ 10.1 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 396 million11.8% of price · rate Rp 2.2 million, occupancy 49%
Operating costsRp 63.3 million16% of revenue
Net to youRp 332 million9.9% of price · payback ≈ 10.1 years

Occupancy scenarios: APB Villa Meridian 2BR
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
39%cautious	Rp 315 million	Rp 50.4 million	Rp 265 million	7.9%	12.7 years
49%base	Rp 396 million	Rp 63.3 million	Rp 332 million	9.9%	10.1 years
59%strong	Rp 476 million	Rp 76.2 million	Rp 400 million	11.9%	8.4 years

The base case is 49% occupancy under professional management, with 39% as the cautious case and 59% as the strong one.

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: 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: 39% cautious, 49% base and 59% 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

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 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)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.
Zoning	To 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 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 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

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for APB Villa Meridian 2BR?

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

Terms

APB Villa Meridian 2BR payment schedule

10%Letter of intent, Rp 336 million.
35%Signing at the notary, Rp 1.17 bn.
4 × 10%One installment for each construction stage.
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

Large Pecatu villas earn far more than a two-bedroom series villa. We use Rp 2.2 million for it, based on comparable managed properties.

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 49% occupancy. After operating costs, you keep about 9.9% of the price each year. We take the rate from comparable managed villas in Pecatu and adjust for villa type. Occupancy reflects professionally managed villas, and operating costs take 16% 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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