BALANGAN · ID RR-1154

Balangan 3.0: one-bedroom loft villa with a plunge pool near Balangan beach

Surfers and couples staying one to three weeks are the market for this 32 m² loft villa, three minutes from Balangan beach, with a plunge pool and a mezzanine bedroom. A 24-year lease costs Rp 1.00 bn, and a 27.6-year lease slightly more. The land sits in the tourism (pink) zone, with a 20-year extension right.

Leasehold 24 years
Under construction
Plunge pool

1mezzanine bedroom
1bathroom
32 m²villa area
33 m²plot
Leasehold24 or 27.6 years
3.3 m²plunge pool

Property

What you get

Balangan 3.0 is the third phase of small villas on Jalan Pantai Balangan. Each villa rises behind a glass front and fits 32 m² (≈ 345 sq ft) onto two levels. Downstairs, kitchen and living area fill a single open room with a door onto a plunge pool behind a tall wall. Upstairs you sleep on an open mezzanine. Black window frames, white surfaces and timber set the look.

Balangan Beach, a left-hand reef break under the cliffs, is three minutes away. New Kuta Golf takes seven and the airport 35. The guests here are surfers and couples booking one to three weeks, and for them 32 m² with a pool is the format they want, not a compromise.

You choose between Rp 1.00 bn for 24 years and Rp 1.07 bn for 27.6 years. The land sits in the tourism (pink) zone, and the owner grants a 20-year extension directly, with talks opening at least a year before the master lease ends. Water runs through a shared PDAM meter with sub-meters and one 10,000-liter tank for all villas. Handover goes phase by phase, and we've asked for the live schedule.

How we model this villa: Rp 800,000 a night, the level for compact one-bedroom villas near Balangan. Big clifftop villas in Uluwatu earn far more, and this one doesn't borrow their numbers. Occupancy runs at 30, 40 and 50%. Operating costs take 16% of revenue. At base occupancy roughly Rp 98 million a year stays with you, 9.8% of the price.

Price

Rp 1.00 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 24 or 27.6 years
HandoverBy phase
ZoningTourism (pink)
Size32 m²
PoolPlunge pool

Gusti AyuBroker · Rise Real Bali · On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Balangan 3.0?

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Say which lease length suits you. Our reply brings the documents, yield numbers at your own occupancy and a recording of your talk with a broker, over WhatsApp.

The numbers for this property

Balangan 3.0 yield: gross and net

No developer yield exists for this loft. Our model below applies Uluwatu occupancy cases to a compact villa, after management, tax, wear and upkeep.

Gross 11.6%≈ Rp 116 million a year at 40% occupancy and Rp 796,500 a night Net 9.8%≈ Rp 97.7 million a year · payback ≈ 10.3 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 116 million11.6% of price · rate Rp 796,500, occupancy 40%
Operating costsRp 18.6 million16% of revenue
Net to youRp 97.7 million9.8% of price · payback ≈ 10.3 years

Occupancy scenarios: Balangan 3.0
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
30%cautious	Rp 87.2 million	Rp 14.0 million	Rp 73.3 million	7.3%	13.7 years
40%base	Rp 116 million	Rp 18.6 million	Rp 97.7 million	9.8%	10.3 years
50%strong	Rp 145 million	Rp 23.3 million	Rp 122 million	12.2%	8.2 years

The base case is 40% occupancy under professional management, with 30% as the cautious case and 50% as the strong one.

Where the numbers come from

Developer's figures: No developer yield exists for this loft. Our model below applies Uluwatu occupancy cases to a compact villa, after management, tax, wear and upkeep.
Nightly rate: Rp 796,500, 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: Dreamland Villas · 2BR villa: 9.6% net at 50% occupancy; Dreamland Villas · 3BR villa: 10.0% net at 54% occupancy; Dreamland Villas · 1BR villa: 10.0% net at 68% 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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

You take a leasehold through the master lease: 24 or 27.6 years, depending on the price you pick. The landowner grants 20 more years directly. Talks must start no later than a year before the term ends. You sign a reservation and a PPJB, and a notary then records the lease. SLF and the rental license come once building finishes.

Ownership and permits: Balangan 3.0
Form of ownership	Leasehold via a master leaseForeigners 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	24 years (Rp 1.00 bn) or 27.6 years (Rp 1.07 bn)A 20-year extension comes straight from the landowner, with negotiations a year before the term runs out.
Zoning	Tourism (pink), per the developerThe developer's info sheet gives W Tourism (pink). An RDTR extract has to confirm it.
Building approval (PBG)	To confirmWe ask for the approval number and an extract ahead of the deposit.
Developer	Balangan 3.0, legal entity to confirmWe verify the company, the phases it has handed over and what earlier owners say.
Certificate of occupancy (SLF)	After constructionA villa can't get a rental license before its SLF. Payments therefore follow stages, not a calendar.
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	To confirm, by phaseThe furniture and appliance list 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 Balangan 3.0?

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

Terms

Balangan 3.0 payment schedule

ReservationA deposit secures your villa in the phase; the developer sets the amount.
Construction stagesInstallments track the building stages of your phase.
HandoverYou make the final transfer against the document pack.

The info sheet carries no payment timetable. We negotiate one for the PPJB, which also fixes the settlement currency. Prices on the sheet are in rupiah.

Location

Location: Balangan · Uluwatu

Across Uluwatu, ocean views and cliffs deliver the south's strongest pairing of rate and occupancy: Rp 4.3 million per night with 46% of nights booked. The flip side is that 26.1% of area listings stand on agricultural or conservation land, so we check the zoning file before the view even comes up.

Uluwatu: clifftop temple lookout with bougainvillea and the ocean — Balangan · Badung · 3 min to the beach

Balangan Beach3 min
New Kuta Golf7 min
Uluwatu · Padang Padang≈ 15 min
Ngurah Rai Airport≈ 35 min

Of all the Uluwatu surf beaches, Balangan is the one closest to the airport. Surfers book year-round, while nightly rates stay below Uluwatu proper.

Balangan · Uluwatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

18hotels
12restaurants
3cafés
3spas
2sights
2shops
2bars

Closest places

Balangan Garden Bungalowshotel · 115 m
Balangan Classic Garagebar · 134 m
Delmora Warungrestaurant · 155 m
Made"02" Balangan Homestayhotel · 179 m
Waroeng Made “2”café · 189 m
Coconuts Villahotel · 211 m
Adinda Balangan Beach Villahotel · 212 m
Nona's Balihotel · 213 m

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

Straight answers

Questions about Balangan 3.0

What does Rise Real Bali charge when I buy at Balangan 3.0?

Nothing at all. Your bill is the list price alone, because our commission is the developer's cost. The document check before your deposit is free as well. At Balangan 3.0 we examine the master lease and the 24 or 27.6-year term, check the pink tourism zoning against RDTR and request the PBG number. Then everything, including the developer's legal entity, goes into a written memo for you.

Can I buy Balangan 3.0 without flying to Bali?

Yes. We show the villa over Zoom. A notary in Bali executes the papers on your proxy, while our team inspects the villa and takes delivery. Handover runs in phases, and we're getting the date for yours from the developer. Before every installment we film the site and check the stage. Your last transfer waits until the full paperwork arrives.

Where do the yield numbers come from?

Comparable managed properties supply the area rate, which we adjust for property type: for Balangan 3.0 that's Rp 800,000 a night. Occupancy follows professionally managed rentals, with 40% as the base case. Operating costs take 16% of revenue. In the cautious 30% case you'd net Rp 73 million a year. Read all of it as an estimate, not a guarantee.

What's the difference between the 24-year and 27.6-year options?

Only the lease length and the price. The 24-year term costs Rp 1.00 bn and the 27.6-year term Rp 1.07 bn, so the extra 3.6 years add about Rp 70 million. Both carry the same 20-year extension right, negotiated directly with the landowner at least a year before the master lease expires.

How do water and utilities work in a 32 m² villa here?

The villas share a PDAM water connection with one main meter, and each villa has its own sub-meter, so you pay for what your guests use. A 10,000-liter reserve tank serves the whole row. We ask the developer for the electricity setup and the service charge before the deposit and add both to our report.

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