ULUWATU · ID RR-1021

APB Phase 14

Alpha Partner Bali's Phase 14 is a release of pool villas in Uluwatu, with 2 to 4 bedrooms and a listed starting price of Rp 4.53 bn. Four templates, Meridian, Kahoni, Melambai and Maximus, come in 12 configurations of 106–210 m² (≈ 1,140–2,260 sq ft). Sales are at pre-sale, and you pay in stages as construction moves.

Property

What you get

Phase 14 is Alpha Partner Bali's release in Pecatu, the upper part of Uluwatu between Padang Padang and Bingin. Four villa templates, Meridian, Kahoni, Melambai and Maximus, come in 2-, 3- and 4-bedroom versions from 106 to 210 m² (≈ 1,140 to 2,260 sq ft), each with a pool. Uluwatu Temple and Padang Padang Beach are about ten minutes away.

Pecatu posts the highest nightly rate on the island: a median of Rp 4.0 million on AirROI, at roughly 42% occupancy. That suits a buyer who wants a pool villa for nightly rentals and can live with seasons. December to January and July to August fill up. The shoulder months pay off only under strong management.

The price sheet runs from a Meridian 2BR at Rp 3.36 bn to a Black Kahoni 4BR at Rp 5.43 bn, while the card lists entry at Rp 4.53 bn, and we're confirming which figure holds. Before the deposit we ask for handover certificates and land leases from the developer's finished phases in Canggu. The extension clause matters most. Renewal at market price decides what your villa is worth in 25 years, so we fix the formula in the contract now.

Developer price list

APB Phase 14: 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
MERIDIAN 2BR	106 m²	2	Rp 3.36 bn	with numbers →
MERIDIAN 4BR	161 m²	4	Rp 4.27 bn	with numbers →
BLACK KAHONI 4BR	210 m²	4	Rp 5.43 bn	on request

The developer's price sheet is our source for every price and size here. Three of the 12 layouts appear in the table. Before you reserve, we recheck that sheet and confirm the villa is still free. Ask us for all twelve plans and the complete sheet.

Ownership

Ownership & what you actually get

You'd hold a leasehold (Hak Sewa), and a notary registers it to you personally or to your company. The developer quotes 25 years, plus a 25-year extension at market price that we're still confirming. Next comes a letter of intent. Then you sign at the notary and pay by stage. The PBG is on our request list, and the SLF and rental license arrive around handover.

Ownership and permits: APB Phase 14
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 years, +25 at market price (to confirm)Renewal priced at market on the renewal date can get expensive, so we write the formula into the contract.
Zoning	To confirm, Pecatu is usually pinkWe check the specific Phase 14 plot against the Badung RDTR and in OSS.
Building approval (PBG)	Pre-sale, copy requestedWe ask the developer for the number and an extract during due diligence, before any deposit.
Certificate of occupancy (SLF)	At handoverThe rental license needs an SLF, so the handover payment depends on the document pack rather than 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 constructionThe offer names no handover date, so payments follow stages only.

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 Phase 14?

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

Terms

APB Phase 14 payment schedule

10%Letter of intent: Rp 336 million on a Meridian 2BR.
35%Notarial signing: Rp 1.17 bn on the same villa.
4 × 10%Four installments, one per construction stage.
15%Villa handover and signed acceptance.

The developer's schedule runs 10/35/10/10/10/10/15, and each installment goes out against a verified stage.

Location

Location: Uluwatu · Padang Padang

The heart of Uluwatu: Padang Padang and Bingin beaches close by and the island's highest nightly rate. Expect income to swing with the seasons.

Uluwatu: clifftop lookout at the temple with bougainvillea and 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

Area listings in Pecatu average Rp 4.0 million a night at 42% occupancy. A series-built 2BR pool villa won't reach that median, so we model it at Rp 2.2 million.

Uluwatu · Padang Padang · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

11restaurants
7cafés
5hotels
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 Phase 14

What does Rise Real Bali charge when I buy at APB Phase 14?

You pay nothing extra. Phase 14 sells at its list price, and our fee is the developer's expense. Due diligence before any deposit is free, with a written report at the end. For Phase 14 we verify the 25-year Hak Sewa and the pricing formula for the extra 25. We check the Pecatu zone against the Badung RDTR and OSS, and we request the PBG number.

What villa types does APB Phase 14 offer, and what do they cost?

The project sells Meridian, Kahoni, Melambai and Maximus villas with 2 to 4 bedrooms. On the developer's sheet a Meridian 2BR costs Rp 3.36 bn and a Meridian 4BR Rp 4.27 bn. A Kahoni 2BR runs Rp 4.53 bn, and a Black Kahoni 4BR Rp 5.43 bn. We confirm current prices and availability when you reserve.

How do payments work at APB Phase 14?

Seven installments. You pay 10% with a letter of intent, which on a Meridian 2BR comes to Rp 336 million, then 35% at the notary signing. Four stage payments of 10% follow as construction moves. The last 15% goes out at handover. We check each stage before you pay, and the final payment depends on the documents, not a date.

Can I buy a Phase 14 villa without flying to Bali?

Yes. We run the viewing on Zoom and film the site for you. You won't need to fly in, because the notary executes the contract here under your power of attorney. Handover follows construction stages, and the developer hasn't named dates yet. We inspect every stage on site before an installment, check the document pack before handover and run the snag list ourselves.

Where do the yield numbers for APB Phase 14 come from?

Yield models sit on the Meridian 2BR and 4BR unit pages, not on this project page. The nightly rate comes from AirROI for Pecatu, adjusted for the villa type. Occupancy follows professionally managed villas in this segment, and costs take 40% of revenue. Treat the output as our estimate. Nobody guarantees that income.

Units in this project