ULUWATU · ID RR-5838

Arawa Villas: two-bedroom villa, 106 m², Balangan

At Rp 3.01 bn, this two-story villa in Balangan gives you 106 m², two bedrooms, a private pool and a terrace. The plot is 92–105 m², and the lease is 29 + 30 years. Handover is planned for December 2026.

Unit in Arawa Villas

Leasehold 29 + 30 years
Under construction
Private pool

2bedrooms
106 m²house area
92–105 m²plot
Leasehold29 + 30 years
2floors

Property

What you get

This villa is the only layout Arawa Villas has on sale right now. The ground floor covers 51 m² and the upper floor 54 m². The plot is compact, but the pool and the terrace belong to this house alone.

A couple or a small family that wants two separate bedrooms fits the format. The developer puts Balangan Beach five minutes away and Bingin thirteen.

We assume about Rp 2.3 million a night, the median for two-bedroom villas in Uluwatu. Occupancy cases are 30%, 40% and 50%, with 40% as the base. Operating costs come off revenue as one line at 16%. After them you keep roughly Rp 282 million a year in the base case, 9.4% of the price.

Price

Rp 3.01 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 29 + 30 years
Plot92–105 m²
Floors2 levels

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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Message us and we'll share the document pack, a yield model for your occupancy and a recorded call with a broker.

The numbers for this property

Arawa Villas · 2BR villa yield: gross and net

The developer quotes a yield of 15% a year and doesn't say what it's based on. Below is our model: a nightly rate of Rp 2.3 million for a two-bedroom villa, with operating costs deducted from revenue.

Gross 11.2%≈ Rp 336 million a year at 40% occupancy and Rp 2.3 million a night Net 9.4%≈ Rp 282 million a year · payback ≈ 10.7 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 336 million11.2% of price · rate Rp 2.3 million, occupancy 40%
Operating costsRp 53.8 million16% of revenue
Net to youRp 282 million9.4% of price · payback ≈ 10.7 years

Occupancy scenarios: Arawa Villas · 2BR villa
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
30%cautious	Rp 252 million	Rp 40.3 million	Rp 212 million	7.0%	14.2 years
40%base	Rp 336 million	Rp 53.8 million	Rp 282 million	9.4%	10.7 years
50%strong	Rp 420 million	Rp 67.2 million	Rp 353 million	11.7%	8.5 years

Base is 40% occupancy under professional management; cautious is 30% and strong is 50%.

Where the numbers come from

Developer's figures: The developer quotes a yield of 15% a year and doesn't say what it's based on. Shown as published. They are not part of our model.
Nightly rate: Rp 2.3 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: 30% cautious, 40% base and 50% 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

The villa comes with 29 years of leasehold and a 30-year extension that the contract spells out. You reserve, sign a PPJB and register the lease at a notary. The developer's materials show a PBG and an SLF, which we compare against the finished building. The rental license stays on our list.

Ownership and permits: Arawa Villas · 2BR villa
Form of ownership	LeaseholdForeigners 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	29 + 30 yearsYour years count from handover, and the extension is set out in the lease deed.
Zoning	To confirmWe compare the plot with an RDTR extract before the deposit.
Building approval (PBG)	PBG, per the developer's materialsWe check the PBG number and extract against what's going up on the plot.
Developer	Arawa DevelopmentsWe review Arawa Developments and the villas it has handed over.
Certificate of occupancy (SLF)	Obtained, per the developer's materialsWe verify the certificate itself before you make the last payment.
Short-term rental license (NIB)	To confirmAirbnb, 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	Contents to confirmWhatever the furniture list contains goes into the contract as an appendix.

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 Arawa Villas · 2BR villa?

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

Terms

Arawa Villas · 2BR villa payment schedule

DepositA 10% deposit secures the villa once the first check is done.
After due diligence55% of the price falls due after the legal review.
Monthly installmentsThe developer's note lists three payments of 6.5% for August to October.
Handover2.5% is due in December, when the keys change hands.

Only 87% of the price is accounted for in the listed payments. The rest, and the dates, go into the PPJB, and we ask which installments are still due.

Location

Location: Balangan · Uluwatu

The beach side of the Bukit: surf, compact buildings and a drive to big shops and schools.

Arawa Villas 2BR: general view of the villa complex — Uluwatu · Badung · Balangan

Balangan Beach5 min, per the developer
Dreamland9 min, per the developer
Bingin13 min, per the developer
Ngurah Rai Airport≈ 7.2 km, straight line

Balangan sells on the beach and the waves. A scooter or car handles errands.

Balangan · Uluwatu · Google map

Area guide and all properties

Straight answers

Questions about Arawa Villas · 2BR villa

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

Nothing. The developer pays our commission and you pay Rp 3.01 bn. The checks before the deposit are ours to fund. We read the 29 + 30 lease and its extension clause, compare the zone with RDTR, and request the PBG number, its extract and the company details.

Can I buy the 2BR villa from abroad?

Yes. We run the viewing on Zoom, and a notary works under your power of attorney. We accept the villa on site. Handover is planned for December 2026, and we want the full payment schedule checked against the contract before the deposit. The last payment follows the documents.

Where do the yield numbers come from?

We use about Rp 2.3 million a night, based on comparable Uluwatu properties and adjusted for a two-bedroom villa. The base case assumes 40% occupancy with professional management. Operating costs take 16% of revenue. That leaves roughly Rp 282 million a year, 9.4% of the price. It's our estimate, not guaranteed income.

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