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 1.2 million a night, the level for compact one-bedroom villas near Balangan. Uluwatu's Rp 4.3 million median belongs to big clifftop villas. Occupancy runs at 60, 70 and 80%. 40% of revenue goes to management, tax, wear and upkeep. At base occupancy roughly Rp 177 million a year stays with you, 17.6% of the price.

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 29.3%≈ Rp 294 million a year at 70% occupancy and Rp 1.2 million a night Net 17.6%≈ Rp 176 million a year · payback ≈ 5.7 years
  • Gross rental incomeRp 294 million29.3% 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 million17.6% of price · payback ≈ 5.7 years
Occupancy scenarios: Balangan 3.0
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 252 millionRp 101 millionRp 151 million15.1%6.6 years
70%baseRp 294 millionRp 118 millionRp 176 million17.6%5.7 years
80%strongRp 336 millionRp 134 millionRp 202 million20.1%5.0 years

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 1.2 million, our estimate for the area: AirROI puts average revenue per listing in Balangan at Rp 4.3 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Balangan 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
Dreamland Villas · 2BR villa: 9.6% net at 70% occupancy; Dreamland Villas · 3BR villa: 9.2% net at 70% occupancy; Dreamland Villas · 1BR villa: 7.4% net at 70% occupancy.
Why this is above market
17.6% net comes from the short lease (leasehold 24): income is measured against a low entry price, but you hold the property for half as long. It doesn't compare with 30-year-plus leases, where net lands at 6–10% a year.
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 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 ownershipLeasehold 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 term24 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.
ZoningTourism (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.
DeveloperBalangan 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 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 handoverTo 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
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Terms

Balangan 3.0 payment schedule

  1. ReservationA deposit secures your villa in the phase; the developer sets the amount.
  2. Construction stagesInstallments track the building stages of your phase.
  3. 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?

AirROI supplies the area rate, which we adjust for property type: for Balangan 3.0 that's Rp 1.2 million a night. Occupancy follows professionally managed rentals, with 70% as the base case. Management, tax and wear take 40% of revenue. In the cautious 60% case you'd net Rp 151 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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