UNGASAN · ID RR-2777

Bali Balance Villas: Queen villa with three bedrooms, 165 m², Ungasan

The Queen villa at Bali Balance lists at Rp 6.73 bn for a 165 m² (≈ 1,775 sq ft) house on a 160 m² plot in Ungasan. Three bedrooms and three bathrooms take the upper floor. On top sits a 60 m² roof terrace, and a 16 m² pool fills the yard. The nine-villa complex is under construction 1.7 km from Melasti, and the developer hasn't confirmed the ownership form or term yet.

Unit in Bali Balance Villas

  • Ownership to confirm
  • Being built
  • Pool and roof terrace
  • 3bedrooms
  • 3baths upstairs, plus a guest toilet
  • 165 m²living area
  • 160 m²plot
  • To confirmownership form and term
  • To confirmcompletion date

Property

What you get

Queen is the villa type on sale at Bali Balance, a nine-home project on Jl. Tunjung in Ungasan. Melasti Beach is 1.7 km as the crow flies, and the drive to the airport takes around 30 minutes. It's a residential street, so you won't have beach traffic outside the gate.

The developer's sheet gives 165 m² of interior on a 160 m² plot. Three bedrooms and three bathrooms fill the second floor, with a guest toilet on the ground floor. Outside there's a 16 m² pool, and an internal stair climbs to 60 m² of roof deck. Up there you get the view that the dense streets of Ungasan hide at ground level, so it works as a second living room.

Form of ownership, term, zoning and a completion date are missing from the materials, and we get them before any deposit. The Queen layout is listed at Rp 6.73 bn.

The numbers for this property

Bali Balance · Queen villa 3BR yield: gross and net

No yield estimate for the Queen villa has come from the developer. Below is how we see it: Rp 3.4 million a night for a three-bedroom pool villa in Ungasan, after the operator's share, taxes and upkeep.

Gross 11.9%≈ Rp 798 million a year at 65% occupancy and Rp 3.4 million a night Net 7.1%≈ Rp 479 million a year · payback ≈ 14.0 years
  • Gross rental incomeRp 798 million11.9% of price · rate Rp 3.4 million, occupancy 65%
  • Management companyRp 144 million18% of revenue · market range 15–25%
  • TaxRp 79.8 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 95.7 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 479 million7.1% of price · payback ≈ 14.0 years
Occupancy scenarios: Bali Balance · Queen villa 3BR
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 675 millionRp 270 millionRp 405 million6.0%16.6 years
65%baseRp 798 millionRp 319 millionRp 479 million7.1%14.0 years
75%strongRp 921 millionRp 368 millionRp 552 million8.2%12.2 years

Where the numbers come from

Developer's figures
No yield estimate for the Queen villa has come from the developer.
Nightly rate
Rp 3.4 million, our estimate for the area: AirROI puts average revenue per listing in Ungasan at Rp 2.6 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Ungasan market runs at 38.8% across all AirROI listings; Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 55% cautious, 65% base and 75% strong.
Costs
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
EVERY Bali · Villa L 3BR: 5.4% net at 65% occupancy; EVERY Bali · Villa S 2BR: 6.7% net at 65% occupancy; EVERY Bali · 2BR apartment: 6.2% net at 65% 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

We're waiting on the developer to say how you'd hold this villa and for how many years, and we've asked for the land agreement. The usual path is a PPJB with payments tied to building stages, followed by the final contract at completion. The building approval (PBG) copy is still to come. After the build wraps up, the certificate of occupancy (SLF) arrives, and only then the short-term rental license (NIB).

Ownership and permits: Bali Balance · Queen villa 3BR
Form of ownershipTo confirmThe project's ownership form is missing from our listing, and we're asking for the land contract. 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 termTo confirmNo years are given in the developer's papers. Once we have them, remaining time counts from completion, and renewal language goes into your agreement.
ZoningTo confirmOur data doesn't show a zone for the Queen plot. An RDTR extract comes in before you pay.
Building approval (PBG)Stated, copy to followA PBG is flagged in our database, minus the number and document. We collect both before the deposit.
DeveloperBEST CHOICE DEVELOPMENT, entity to confirmOur checks cover the registered company, what it has built before and the land contract.
Certificate of occupancy (SLF)After completionNo SLF, no rental license. That's why your payments follow construction stages rather than the 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 confirmWe'll fix the finish and furniture list in a spec that's attached to the contract.
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

Bali Balance · Queen villa 3BR payment schedule

  1. ReservationA deposit locks in the Queen villa, and the developer will name the amount.
  2. Construction stagesTranches match finished stages of the build, per a timetable we're requesting.
  3. HandoverYou pay the balance when the documents are complete and checked.

The Queen villa has no published payment plan yet. We'll write the installment terms into the PPJB after the checks.

Location

Location: Ungasan

The Queen villa sits back from the cliffs in a quiet pocket of Ungasan, cheaper to buy into than Uluwatu next door. District-wide, a booked night on a holiday rental brings in roughly Rp 2.6 million, with homes let 38.8% of the year.

Bali Balance Queen villa: roof terrace above the palms, developer's render
Ungasan · Badung · Jl. Tunjung
  • Melasti Beach≈ 1.7 km straight line
  • Green Bowl Beach≈ 2.3 km straight line
  • Garuda Wisnu Kencana≈ 3.3 km straight line
  • Ngurah Rai Airport≈ 30 min

Here you get Uluwatu-grade beaches for a smaller check and far less noise. What you lose is walkability, since shops and cafes are a ride away.

Ungasan · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 4hotels
  • 2cafés
  • 1spa

Closest places

  • Villa Valeriahotel · 475 m
  • Villa Nashahotel · 614 m
  • Prasana Villas by Arjanihotel · 689 m
  • Adhilokahotel · 697 m
  • Luwak koffeecafé · 859 m
  • Ande cafe & morecafé · 975 m
  • Villa Donpihotel · 1 km
  • Bali Sunyi Villa Ahotel · 1 km

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

Straight answers

Questions about Bali Balance · Queen villa 3BR

Do I owe Rise Real Bali anything for the Queen villa?

No. BEST CHOICE DEVELOPMENT pays our commission out of its own margin, not yours. For the Queen villa we request the land contract, how and for how long you'd hold it, the PBG extract and the construction timetable, and we verify zoning through RDTR. That check runs before a deposit, on our budget, and you get it as a written report.

Can I buy the Queen villa without traveling?

Yes. You'll see it on a Zoom tour, give a notary power of attorney to sign, and leave acceptance to our team in Bali. The house is still going up, so every tranche waits for a stage our inspector has checked, with a photo report to you. Nothing final gets paid until the documents are complete.

What assumptions sit behind the yield?

Our rate is Rp 3.4 million a night, from AirROI for Ungasan with an uplift for a three-bedroom villa and its pool. Occupancy is tested at 55, 65 and 75% for professional management. We allow 40% of revenue for running costs. The figures are a projection by our team, and rental income isn't guaranteed.

What does the 165 m² include?

According to the developer, it's the interior living area: three bedrooms with bathrooms on the upper floor, plus the lounge, kitchen and guest toilet below. The 16 m² pool and the 60 m² roof terrace sit outside that number. We're asking for the floor plan and finish specification and will attach both to your contract.

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