ULUWATU · ID RR-2637

AZORIA Cabana: 28 m² studio above Suluban Beach, Uluwatu

The smallest format at AZORIA LIVING, Cabana is a 28 m² (≈ 300 sq ft) studio a minute's walk from Suluban Beach, priced at Rp 1.72 bn. It comes turnkey on a 30-year lease, and the developer plans handover for July 2027. For rentals, our model puts the nightly rate at Rp 1.2 million.

Unit in AZORIA LIVING · units listed: 3

  • Leasehold 30 years
  • Pre-sale
  • Turnkey fit-out
  • Studioone room with a sleeping area
  • 28 m²living area
  • Courtyardwith a shared pool
  • Leasehold30 years, Hak Sewa
  • 07.2027planned handover

Property

What you get

Cabana is the entry format among the four at AZORIA LIVING, a Coco Development Group resort on the Suluban cliff. The beach and its surf break are one minute on foot. Uluwatu Temple and Padang Padang take ten minutes by scooter. The same building holds Solea at 40 m², Horizonte at 80 m² and Imperio at 120 m².

You get 28 m² (≈ 300 sq ft) in a single room: bed, desk, a wardrobe set into an arch and a washbasin. A floor-to-ceiling glass wall opens onto the courtyard. The renders show no private pool, so guests use the shared one downstairs. The turnkey fit-out comes with the price, and Balinest Villas handles rentals. We're checking the bathroom and terrace against the floor plan.

The lease is Hak Sewa for 30 years. The developer describes the zoning as Pink, and we want the RDTR extract before you pay a deposit. Cabana lists at Rp 1.72 bn. The developer adds 10% to the price list every half year, so we write the rupiah amount into your contract. Lot number, floor and view are still open with the developer.

The numbers for this property

AZORIA Cabana yield: gross and net

AZORIA LIVING as a whole carries a developer figure of 11.9–17.9% gross per year, with no separate number for Cabana. Below is our model: Rp 1.2 million a night, benchmarked on Uluwatu and trimmed for a studio with no pool of its own, minus the management company, tax, vacancy and upkeep.

Gross 17.1%≈ Rp 294 million a year at 70% occupancy and Rp 1.2 million a night Net 10.3%≈ Rp 176 million a year · payback ≈ 9.8 years
  • Gross rental incomeRp 294 million17.1% of price · rate Rp 1.2 million, occupancy 70%
  • Management companyRp 52.9 million18% of revenue · market range 15–25%
  • TaxRp 29.4 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 35.3 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 176 million10.3% of price · payback ≈ 9.8 years
Occupancy scenarios: AZORIA Cabana
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 252 millionRp 101 millionRp 151 million8.8%11.4 years
70%baseRp 294 millionRp 118 millionRp 176 million10.3%9.8 years
80%strongRp 336 millionRp 134 millionRp 202 million11.7%8.5 years

Where the numbers come from

Developer's figures
AZORIA LIVING as a whole carries a developer figure of 11.9–17.9% gross per year, with no separate number for Cabana. Shown as published. They are not part of our model.
Nightly rate
Rp 1.2 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; APB Villa Meridian 2BR: 10.1% 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

Cabana comes on a 30-year Hak Sewa lease, which a notary registers to you or to your company. The developer's offer is silent on renewal, which is why we get the extension price in writing up front. Reservation and contract signing happen together, with half the price paid at that point. Occupancy certificate and rental license only come once the building is complete.

Ownership and permits: AZORIA Cabana
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 term30 years (Hak Sewa)Thirty years with no renewal clause is a short lease by Bali standards. We ask for renewal terms and a price in writing ahead of your deposit.
ZoningPink (tourism), to confirmPink is the developer's word for it, and no extract came with the documents. We verify it in the Badung RDTR and on OSS.
Building approval (PBG)RequestedThe approval number and a copy are on our due diligence list, to be cleared before you pay anything.
DeveloperCoco Development Group, company to confirmWe match the legal entity in the contract and look at the buildings the developer has delivered.
Certificate of occupancy (SLF)At handoverA rental license needs the SLF first. Your handover payment therefore depends on the documents arriving, not on the 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 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, July 30, 2027The list price goes up 10% every six months on the developer's schedule. The PPJB locks your amount.
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

AZORIA Cabana payment schedule

  1. Reservation, 50%Rp 860 million when you reserve the studio and sign.
  2. Installments, 30%Rp 517 million spread over twelve equal months.
  3. From rent, 20%Rp 343 million settled from rental income after completion.

The developer sets this split. Before your deposit we read how the contract handles the rent-funded balance if bookings come in low.

Location

Location: Suluban, Uluwatu

Suluban sits right under the cliff at Blue Point, so surfers walk down in a minute. Padang Padang and the temple are short rides away, and guests book year-round.

Uluwatu: temple on the cliff, bougainvillea and open ocean
Uluwatu · Badung · 1 min to Suluban Beach
  • Suluban Beach1 min on foot
  • Uluwatu Temple10 min
  • Ngurah Rai Airport≈ 40 min
  • Padang Padang Beach10 min

Area listings average about Rp 4.3 million a night, the top rate in Bali, at 46% occupancy. The high and low seasons differ sharply.

Suluban, Uluwatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 23hotels
  • 11restaurants
  • 5sights
  • 1shop
  • 1café
  • 1spa
  • 1gym

Closest places

  • Uluwatu Kayana Bungalowshotel · 129 m
  • The Beach House Uluwatuhotel · 136 m
  • Uluwatu Estatehotel · 141 m
  • The Sanctus Villahotel · 166 m
  • Kelana Uluwatuhotel · 178 m
  • Samula Uluwatuhotel · 209 m
  • Mother Martshop · 221 m
  • Warung Edirestaurant · 222 m

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

Straight answers

Questions about AZORIA Cabana

What does Rise Real Bali charge when I buy a Cabana studio?

You pay us nothing. The developer pays the agency fee, and your price stays the same as the list. Before any deposit, we review the land, the permits and the contract at our own cost. A written report lists every open point. Should the review find a problem, you keep your money and skip the deposit.

How much is AZORIA Cabana and what does the price include?

The developer lists it at Rp 1.72 bn. That buys a 28 m² studio in Uluwatu, one minute from Suluban Beach, finished turnkey. The lease runs 30 years, and the developer plans handover for July 30, 2027. Because the developer raises the list every six months, we fix your amount in the contract.

How do I pay for a Cabana studio?

The developer uses three steps. Half, Rp 860 million, goes at reservation and signing. Then 30%, about Rp 517 million, in twelve equal monthly payments. The last 20% comes out of your rental income after completion. Before you commit, we check how the contract frames that obligation and what it says if the rent comes up short.

Where do the yield numbers come from?

The AirROI nightly rate for Uluwatu is our starting point, trimmed for a 28 m² studio to Rp 1.2 million. In the base case the studio runs at 70% occupancy under a professional manager. Management, tax and upkeep eat 40% of revenue. That leaves roughly 10.3% of the price a year in your account. It's an estimate, not a guarantee.

Can I buy the studio remotely?

Yes. One Zoom call covers the site tour, the floor plan and the price list. A notary can sign on your behalf once you give a power of attorney, so flying in is optional. Payments follow the contract schedule. At handover our team inspects the studio and sends you a defects list before you sign off.

What happens after the 30-year lease?

The offer covers 30 years and says nothing about renewal. On a short lease, the right loses value as the end date nears. That's why we request renewal terms and price in writing before your deposit. We also plan your exit early, around year ten, while the remaining term still sells well.

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