ULUWATU · ID RR-2511

AZORIA Imperio: three-bedroom apartment, 120 m², on the Suluban cliff

At the top of the AZORIA LIVING range sits Imperio: three bedrooms, 120 m² (≈ 1,290 sq ft) and a terrace with a plunge pool. It costs Rp 5.83 bn, finished turnkey, on a 30-year lease. The developer targets July 30, 2027 for handover, and Balinest Villas will take care of the rentals.

Unit in AZORIA LIVING · units listed: 3

  • Leasehold 30 years
  • Pre-sale
  • Terrace with pool
  • 3bedrooms, each with a desk
  • 120 m²living area
  • Terracewith a plunge pool
  • Leasehold30 years under Hak Sewa
  • 07.2027target handover

Property

What you get

Imperio tops the range at AZORIA LIVING, the cliff-top Suluban resort from Coco Development Group. From the door it's a one-minute walk to the beach and its surf break, and a ten-minute scooter ride to Uluwatu Temple or Padang Padang. Smaller neighbors in the building are Cabana, Solea and Horizonte, from 28 to 80 m².

Inside there's a living room with an island kitchen, three bedrooms and a terrace with its own plunge pool. A full-height glass wall joins the living room to that terrace. The renders show a work desk and built-in shelving in every bedroom, which suits families or two couples sharing. We're still confirming the bathroom count from the plan. The fit-out is turnkey, and Balinest Villas runs rentals.

Your right is a 30-year Hak Sewa lease. The developer describes the plot as Pink zone, and we request the RDTR extract before any deposit. Imperio sits at Rp 5.83 bn, against Rp 1.72 bn for the Cabana studio. Because the list rises 10% each half year, the rupiah amount goes into the contract. Lot, floor and terrace view are open questions for the developer.

The numbers for this property

AZORIA Imperio yield: gross and net

The developer quotes 11.9–17.9% a year across AZORIA LIVING, gross of costs, without a separate figure for Imperio. Below is our model: a rate of Rp 3.2 million a night for a three-bedroom apartment in Uluwatu, with management, tax, empty nights and maintenance taken out.

Gross 14.0%≈ Rp 814 million a year at 70% occupancy and Rp 3.2 million a night Net 8.4%≈ Rp 488 million a year · payback ≈ 11.9 years
  • Gross rental incomeRp 814 million14.0% of price · rate Rp 3.2 million, occupancy 70%
  • Management companyRp 147 million18% of revenue · market range 15–25%
  • TaxRp 81.4 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 97.7 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 488 million8.4% of price · payback ≈ 11.9 years
Occupancy scenarios: AZORIA Imperio
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 698 millionRp 279 millionRp 419 million7.2%13.9 years
70%baseRp 814 millionRp 326 millionRp 488 million8.4%11.9 years
80%strongRp 930 millionRp 372 millionRp 558 million9.6%10.4 years

Where the numbers come from

Developer's figures
The developer quotes 11.9–17.9% a year across AZORIA LIVING, gross of costs, without a separate figure for Imperio. Shown as published. They are not part of our model.
Nightly rate
Rp 3.2 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 Cabana: 10.3% 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

You'd hold Imperio on a Hak Sewa lease for 30 years, registered by a notary to you personally or to your company. Nothing in the offer covers renewal, so the extension price is something we pin down in writing first. You sign the contract along with the 50% reservation. The SLF comes at completion, and only then can anyone apply for the rental license.

Ownership and permits: AZORIA Imperio
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)The offer stops at 30 years without an extension clause. We get the developer's renewal terms and price on paper before a deposit.
ZoningPink (tourism), to confirmThe document pack doesn't include a zoning extract for the Pink label the developer uses. We run the plot through the Badung RDTR and OSS.
Building approval (PBG)RequestedDuring due diligence we ask for the PBG number and its extract. No deposit goes out without them.
DeveloperCoco Development Group, company to confirmWe check the contracting entity against the agreement, along with what the developer has already delivered.
Certificate of occupancy (SLF)At handoverThe regency won't grant a rental license without the SLF. That's why the final payment hangs on documents 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 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, 2027Every six months the developer lifts prices by 10%. Your rupiah figure goes into the PPJB.
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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Hi, I'm Gusti. Want the full price list and payment plan for AZORIA Imperio?

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Terms

AZORIA Imperio payment schedule

  1. Reservation, 50%Rp 2.92 bn at reservation, together with the contract.
  2. Installments, 30%Rp 1.75 bn in twelve equal monthly payments.
  3. From rent, 20%Rp 1.17 bn covered by rental income once the unit is done.

That's the developer's structure. The rent-funded part matters most on a unit this size, so we check its wording and the shortfall terms first.

Location

Location: Suluban, Uluwatu

Suluban is the cliff over Blue Point, one of the island's strongest waves, with the beach a minute below. The catch is seasonality: the low months run noticeably quieter.

Uluwatu: bougainvillea at the cliff-top temple above the sea
Uluwatu · Badung · 1 min to Suluban Beach
  • Suluban Beach1 min on foot
  • Uluwatu Temple10 min
  • Ngurah Rai Airport≈ 40 min
  • Padang Padang Beach10 min

No part of Bali earns more per night than Uluwatu, at roughly Rp 4.3 million with 46% occupancy. Bookings still swing with the seasons.

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 Imperio

What does Rise Real Bali charge when I buy AZORIA Imperio?

Zero for you. The developer pays the agency, and the list price doesn't change because of it. Before a deposit we check the land lease, the permits and the contract, and we pay for that work. You receive a written report of open points. If something fails, we tell you not to pay.

What do I get for Rp 5.83 bn?

A 120 m² apartment in Uluwatu with three bedrooms, an island kitchen and a terrace with a plunge pool, all finished turnkey. The lease is 30 years, and the developer's target for handover is July 30, 2027. The price list goes up every six months, which is why we write your figure into the contract.

What is the payment plan for Imperio?

It runs in three parts. At reservation you pay 50%, which here means Rp 2.92 bn. Then about Rp 1.75 bn follows in twelve monthly installments. The last 20%, roughly Rp 1.17 bn, comes from the unit's rental income after completion. We review that clause and its shortfall terms before you sign anything.

Where do the yield numbers come from?

The nightly rate is AirROI data for Uluwatu, adjusted for a three-bedroom apartment: Rp 3.2 million. The base case uses 70% occupancy for a professionally managed unit. We deduct 40% of revenue for the operator, tax and wear. You'd net about 8.4% of the price a year. That's a model, not a guaranteed income.

Can I buy Imperio without traveling to Bali?

You can. We give you a Zoom tour of the site and review the plan and prices together on a call. Signing happens at a notary, who acts on your power of attorney. Payments follow the contract schedule. When the apartment is ready, we do the inspection for you and send the defects list before the handover act.

Is 30 years enough for a unit this size?

It's a short lease, and the offer names no renewal. As the term runs down, the right is worth less, and that hits a larger ticket harder. So extension terms and a price come to you in writing before any deposit. On top of that, we model a sale around year ten, when plenty of term remains for the next buyer.

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