ULUWATU · ID RR-2014

AZORIA Solea: one-bedroom, 40 m², with a private pool in Uluwatu

Solea gives you a private pool, a terrace and an ocean view in a 40 m² (≈ 430 sq ft) one-bedroom at AZORIA LIVING above Suluban Beach. The price is Rp 2.77 bn, turnkey, and half of it goes at reservation. Balinest Villas handles the letting. The lease runs 30 years, with handover due in July 2027.

Unit in AZORIA LIVING · units listed: 3

  • Leasehold 30 years
  • Pre-sale
  • Private pool
  • 1bedroom
  • 1bathroom
  • 40 m²living area
  • Privatepool and terrace
  • LeaseholdHak Sewa, 30 years
  • 07.2027handover date

Property

What you get

Solea is the second-smallest format at AZORIA LIVING, the Suluban cliff resort built around wellness and padel. The beach and surf break sit a minute's walk away. Uluwatu Temple and Padang Padang are both about ten minutes by scooter.

In 40 m² (≈ 430 sq ft) you get a sleeping area, a kitchenette, a bathroom and a terrace with a private pool. That pool is the main difference from the Cabana studio next door, and it lifts the nightly rate in our model. The turnkey fit-out is part of the price, and Balinest Villas operates the rentals. We lock the rupiah price on the reservation date.

Our model uses Rp 1.6 million a night, well under Uluwatu's median of about Rp 4.3 million, because that median includes large villas. Area occupancy runs near 46%, but professionally managed units in this segment do better, so we test 60, 70 and 80%. Take out 40% for costs and the middle case returns about Rp 244 million a year, 8.8% of the price. Your ownership right is a 30-year Hak Sewa.

The numbers for this property

AZORIA Solea yield: gross and net

According to the developer, returns run 11.9–17.9% annually, gross. Below is our model: Uluwatu benchmarks brought down to Rp 1.6 million a night for a one-bedroom with a private pool, after the management fee, tax, idle nights and upkeep.

Gross 14.7%≈ Rp 407 million a year at 70% occupancy and Rp 1.6 million a night Net 8.8%≈ Rp 244 million a year · payback ≈ 11.4 years
  • Gross rental incomeRp 407 million14.7% of price · rate Rp 1.6 million, occupancy 70%
  • Management companyRp 73.3 million18% of revenue · market range 15–25%
  • TaxRp 40.7 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 48.8 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 244 million8.8% of price · payback ≈ 11.4 years
Occupancy scenarios: AZORIA Solea
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 349 millionRp 140 millionRp 209 million7.6%13.2 years
70%baseRp 407 millionRp 163 millionRp 244 million8.8%11.4 years
80%strongRp 465 millionRp 186 millionRp 279 million10.1%9.9 years

Where the numbers come from

Developer's figures
According to the developer, returns run 11.9–17.9% annually, gross. Shown as published. They are not part of our model.
Nightly rate
Rp 1.6 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 Imperio: 8.4% 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

Solea sells as a 30-year Hak Sewa leasehold that a notary records under your name or your company. The developer hasn't stated any renewal terms, and we want them in writing, with a price, before the deposit. Signing the contract and paying 50% happen on the same day. The SLF comes after completion, followed by the rental license.

Ownership and permits: AZORIA Solea
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)A 30-year term with nothing said about renewal is short. We ask for renewal conditions and cost in writing before you put money down.
ZoningPink (tourism), to confirmThe developer says Pink, yet we haven't seen an extract. Our check runs through the Badung RDTR and the OSS registry.
Building approval (PBG)RequestedOur request to the developer covers the PBG number and a copy, and it has to close before your deposit.
Certificate of occupancy (SLF)At handoverRental licensing starts only after the SLF. We link the handover payment to the paperwork instead of the calendar.
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, 2027Under the developer's schedule the list gains 10% twice a year. We write the rupiah figure into your 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 Solea payment schedule

  1. Reservation, 50%Rp 1.39 bn when you book Solea and sign the agreement.
  2. Installments, 30%Twelve equal monthly payments during construction.
  3. From rent, 20%The balance comes from rental earnings after handover.

The developer designed this plan. We check how the contract secures the final 20% and who covers a gap if rent underperforms.

Location

Location: Suluban, Uluwatu

You're on the cliff above Suluban, a minute from one of Bali's best-known surf breaks. The upside is steady demand from surfers. The downside is a clear low season.

Uluwatu: ocean view from the temple lookout, with bougainvillea
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 tops Bali on nightly rates, near Rp 4.3 million, with occupancy at 46%. Plan your numbers around the off-season.

The map comes from Google Maps. Google receives your IP address and may set its own cookies once it loads.

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 Solea

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

Nothing on your side: the developer pays us out of its list price. Our due diligence before the deposit is free, and you get its findings as a written report. For Solea we look at the 30-year Hak Sewa and push for renewal terms, confirm the Pink zone through the Badung RDTR and OSS, and chase the PBG number.

What's included in the Rp 2.77 bn price?

A 40 m² one-bedroom with its own pool and terrace, fitted out turnkey, on a 30-year leasehold. Balinest Villas takes on the letting once the building opens. The developer pays our commission, so the price is the list price. We still need the detailed finish specification from the developer and will get it before your deposit.

How is the Solea payment plan structured?

Half, Rp 1.39 bn, when you reserve and sign. Then 30% over twelve equal monthly installments. The remaining 20% comes out of the unit's rent after handover. That last piece is the one to read closely, so we check how the obligation reads in the contract and who pays the gap in a weak year.

What yield can Solea realistically make?

Our base case: 70% occupancy at Rp 1.6 million a night. Once the manager's fee, tax and idle nights come out, about 8.8% of the price a year reaches you. We take the rate from AirROI for Uluwatu and scale it to a one-bedroom. Occupancy reflects professionally run units, and costs take 40% of revenue. Treat it as an estimate.

Can I buy Solea from abroad?

Yes. We show the site over Zoom and send you video from the build. A notary signs on your behalf using a power of attorney, and you never need to fly in. The developer targets July 30, 2027. We check construction progress on the ground, then go through the document pack and the SLF before handover, plus a snag list.

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