ULUWATU · ID RR-1014

AZORIA LIVING

On the Suluban cliff, Coco Development Group is building AZORIA LIVING, a wellness resort with padel courts. It offers a 28 m² studio, a 40 m² one-bedroom, an 80 m² two-bedroom and a 120 m² three-bedroom. Prices start at Rp 1.72 bn on a 30-year lease. Sales opened recently, and handover is targeted for July 2027.

Property

What you get

The resort sits on the Suluban cliff above Blue Point, one of the island's best-known surf breaks. You walk to the beach in a minute, and Uluwatu Temple and Padang Padang are ten minutes away by scooter. Coco Development Group is building it as the second project in its line, with padel courts and a wellness program on site.

Guests come here all year, mostly English speakers: Australians, Europeans and surf-tour groups. Uluwatu's median nightly rate is around Rp 4.3 million, one of the highest in Bali, so a compact studio on this cliff can out-earn a two-bedroom villa inland. Every unit comes turnkey, and Balinest Villas, which already manages rentals in Uluwatu, will run the letting.

You buy a 30-year leasehold (Hak Sewa), and the offer doesn't mention an extension. The developer's list: Cabana Rp 1.72 bn, Solea Rp 2.76 bn, Horizonte Rp 4.41 bn, Imperio Rp 5.82 bn. Prices climb 10% every six months, which adds about 20% by handover, so we lock the rupiah price in the contract. The developer calls the zone Pink. We still need the RDTR extract for this plot.

Developer price list

AZORIA LIVING: 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
Cabana	28 m²	studio	Rp 1.72 bn	with numbers →
Solea	40 m²	1	Rp 2.76 bn	with numbers →
Imperio	120 m²	3	Rp 5.82 bn	with numbers →

The developer's price list supplies every size and price. The table shows three of the four formats. Ask us for the full list with floor plans. We recheck the current price and what's still available when you reserve.

Ownership

Ownership & what you actually get

Ownership here is a 30-year leasehold (Hak Sewa) that a notary registers in your name or in your company's. The offer names no extension, so we ask the developer for its terms and price in writing before you commit. You sign the contract together with the 50% reservation payment. The SLF arrives at handover, and the rental license follows it.

Ownership and permits: AZORIA LIVING
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	30 years (Hak Sewa)With no extension in the offer, this counts as a short lease. Before the deposit we want the renewal terms and their price from the developer on paper.
Zoning	Pink (tourism), to confirmThe developer names the zone as Pink, but its document pack has no extract. We check the plot against the Badung RDTR and the OSS system.
Building approval (PBG)	RequestedWe ask the developer for the approval number and a copy during due diligence, ahead of any deposit.
Certificate of occupancy (SLF)	At handoverWithout an SLF the regency won't issue a rental license. So the handover payment follows the document pack, not a calendar 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, July 30, 2027The developer's schedule raises prices 10% every six months. We fix your rupiah price in 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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Terms

AZORIA LIVING payment schedule

Reservation, 50%Half the unit price goes out when you reserve and sign the contract.
Installments, 30%The next 30% splits into twelve equal monthly payments.
From rent, 20%The last fifth comes out of rental income after handover.

This is the developer's plan. For the rent-funded 20%, we check how the contract words the obligation and what happens if income falls short.

Location

Location: Suluban, Uluwatu

The complex stands on a cliff over one of Bali's top surf spots, with Suluban Beach a minute away and Padang Padang close by. Rates here lead the island, though the low season is noticeable.

Uluwatu: cliff-top temple lookout with bougainvillea over the 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

Uluwatu posts the highest nightly rate in Bali, about Rp 4.3 million at 46% occupancy. Demand is real, and so are the seasonal swings.

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 LIVING

What does Rise Real Bali charge when I buy at AZORIA LIVING?

Nothing. The developer's list price stays your price, and our commission is on the developer. We run due diligence at our cost before your deposit and give you a written report. At AZORIA that means checking the 30-year Hak Sewa and asking for extension terms, confirming the Pink zone in the Badung RDTR and OSS, and getting the PBG number.

What unit types does AZORIA LIVING offer, and what do they cost?

There are four. The Cabana studio of 28 m² costs Rp 1.72 bn. Solea, a 40 m² one-bedroom, is Rp 2.76 bn. Horizonte, the 80 m² two-bedroom, is Rp 4.41 bn, and the 120 m² Imperio with three bedrooms is Rp 5.82 bn. These figures come from the developer's price list, which rises 10% every six months.

How do payments work at AZORIA LIVING?

You pay 50% when you reserve and sign. Another 30% goes in twelve equal monthly installments. The final 20% comes out of rental income after handover. That last part is unusual, so before any deposit we check how the contract defines it and what happens if the rent doesn't cover it.

Can I buy at AZORIA LIVING without flying to Bali?

Yes. We show the site on Zoom and film the construction for you. A notary signs for you by power of attorney, so the signing needs no trip. The developer aims to hand over on July 30, 2027. Before that we inspect the build on site, and at the end we check the documents and the SLF.

Where do the yield numbers come from?

We don't model yield on the project page. You'll find our models on the Cabana, Solea and Imperio pages. Each one starts from the AirROI nightly rate for Uluwatu, adjusted for unit type, then applies occupancy for professionally managed rentals and takes 40% of revenue for costs. It's our estimate, not a guaranteed income.

Units in this project