CEMAGI
from Rp 4.94 bn/ 24 + 25 years
Casa Kayana
Cemagi · 2-bedroom villa
- 2 bedrooms
- 230 m²
- leasehold 24+25
See details
CEMAGI · ID RR-3281
Casa Kayana: two-bedroom villa, 230 m² on a 140 m² plot, Cemagi
This finished two-bedroom villa near the Cemagi surf lists at Rp 4.94 bn, with 230 m² of floor space on a 140 m² lot. A courtyard pool and a roof deck facing the sea make it a good fit for a couple. The leasehold runs 24 years, and the developer extends it by another 25.
Unit in Casa Kayana
- Leasehold 24 + 25 years
- House built
- Private pool
- Roof terrace
- 2bedrooms on the upper floor
- 2bathrooms
- 230 m²villa area
- 140 m²plot
- Leasehold24 + 25 years
Property
What you get
This is the two-bedroom layout at Casa Kayana, on the lane where Cemagi runs into Seseh. The project has just two matching houses, A and B, each 230 m² (≈ 2,475 sq ft) on 140 m² of land. Paddy fields and private homes line the street, and Pererenan's cafés sit roughly two kilometers east.
The ground floor keeps the living room and kitchen indoors, with the courtyard pool right outside. Both bedrooms are upstairs and open to a balcony, and the roof terrace overlooks the fields and the sea. Furniture and appliances come to the developer's specification, so a couple or a small family can move in with a suitcase. You'll park scooters only, since the villa has no car space.
Ownership is a 24-year leasehold, and the developer's materials promise a 25-year renewal on top. We measure the remaining years from the head land lease, notarized on 13.10.2023. The house went up in 2026. This layout lists at Rp 4.94 bn, and you can move in as soon as the deal closes.
The numbers for this property
Casa Kayana · 2BR villa yield: gross and net
The seller doesn't publish a yield for this villa, so market data drives the math. Below is our model, which starts from Rp 3.0 million per booked night, after operating costs. Our occupancy cases sit close to the Cemagi corridor average of 45–48%.
Gross 11.8%≈ Rp 582 million a year at 53% occupancy and Rp 3.0 million a night
Net 9.9%≈ Rp 489 million a year · payback ≈ 10.1 years
- Gross rental incomeRp 582 million11.8% of price · rate Rp 3.0 million, occupancy 53%
- Operating costsRp 93.1 million16% of revenue
- Net to youRp 489 million9.9% of price · payback ≈ 10.1 years
| Occupancy | Gross income | Expenses 16% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 43%cautious | Rp 472 million | Rp 75.6 million | Rp 397 million | 8.0% | 12.4 years |
| 53%base | Rp 582 million | Rp 93.1 million | Rp 489 million | 9.9% | 10.1 years |
| 63%strong | Rp 692 million | Rp 111 million | Rp 581 million | 11.8% | 8.5 years |
The base case is 53% occupancy under professional management, with 43% as the cautious case and 63% as the strong one.
Where the numbers come from
- Developer's figures
- The seller doesn't publish a yield for this villa, so market data drives the math.
- Nightly rate
- Rp 3.0 million, 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: 43% cautious, 53% base and 63% strong.
- Costs
- 16% of revenue: the property's operating costs.
- Comparable listings
- Cemagi Villa: 9.9% net at 40% occupancy; Casa Nostra: 10.0% net at 54% occupancy; PREDMET.CEMAGI · Studio 25.7 m²: 9.9% net at 48% 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.
Ownership
Ownership & what you actually get
You get a 24-year lease, and the developer's materials offer a further 25 years on top. Your remaining term runs off the head land lease a notary certified on 13.10.2023. Signing happens at a notary once the permits clear our review. We haven't yet received copies of the PBG and SLF, and the rental license is outstanding too.
| Form of ownership | LeaseholdForeigners 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 + 25 yearsThe head land lease carries a notary's certification dated 13.10.2023. Your contract takes its remaining years and renewal rules straight from that deed. |
| Zoning | Tourism zone, per the developerWe pull an RDTR extract ahead of the deposit instead of relying on what the seller says. |
| Building approval (PBG) | To confirmThe number and an official extract are on our list for the developer ahead of your deposit. |
| Developer | Casa Oasis, company to confirmOur check covers the legal entity and what it has delivered, the Casa Nostra villas next door among them. |
| Certificate of occupancy (SLF) | Villa built, certificate to confirmA rental license requires the SLF first, so we get a copy before any money moves. |
| 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 itFor a finished house, you pay against a checked document pack and take the villa under a handover certificate. |
| Furniture and handover | Furnished to the developer's specificationThe developer's furniture specification dated 07.01.2026 joins the contract as an appendix, and we inspect the villa against it. |
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.
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Terms
Casa Kayana · 2BR villa payment schedule
- ReservationYour deposit takes this villa off the market. The developer hasn't set the amount yet.
- ChecksWe clear the head lease, zone, PBG and SLF ahead of the main transfer.
- ContractThe notary witnesses your signature, and payments follow the developer's plan.
- KeysYou receive the furnished house against a signed handover record.
No payment plan appears in the Casa Oasis materials. After due diligence we agree the schedule and write it into the contract.
Location
Location: Munduk Belan · Cemagi
Next along the coast from Seseh toward Tanah Lot, Cemagi mixes paddy fields with black-sand beaches, and land here costs less than on the rest of the Badung shore. Evenings are quiet, and you drive to Pererenan for cafés and groceries.
- Ocean≈ 413 m
- Warung Fast Adhy≈ 403 m
- Seseh General Store≈ 502 m
- Pura Dalem Segara temple≈ 696 m
- Tanah Lot temple≈ 3.3 km
- Ngurah Rai Airport≈ 13.5 km
Cemagi draws buyers who want the ocean close and land priced below Pererenan and Canggu. Guests book longer, quieter stays. For a night out, it's a drive to Canggu.
What's nearby
The neighborhood
Within 1 km of the property
- 6hotels
- 5sights
- 1restaurant
- 1café
Closest places
- Warung Fast Adhyrestaurant · 403 m
- Sejuk Beach Villahotel · 457 m
- Seseh General Storecafé · 502 m
- Kecamatan Mangwihotel · 561 m
- Villa Mataharihotel · 644 m
- Pura Dalem Segarasight · 696 m
- Villa Tepi Sawahhotel · 754 m
- Udara Balihotel · 865 m
Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.
Straight answers
Questions about Casa Kayana · 2BR villa
Do I pay Rise Real Bali anything for this Casa Kayana villa?
No. You pay the developer's figure and nothing on top, since Casa Oasis covers our commission. We check the land, the head lease, the zone, the PBG and the SLF before any deposit and absorb that cost. Findings arrive in writing, with unresolved points flagged one by one. A Zoom tour of the house is free as well.
Is it possible to buy this villa remotely?
It is. You watch a live Zoom walk-through of the pool courtyard, the bedrooms, the roof and the route to the beach. Our team runs the document review, and a notary handles your signature with your signed power of attorney. We accept the house on site, tick off furniture and appliances against the spec and send photos.
What does the Rp 4.94 bn price include?
You get the 230 m² villa on its 140 m² plot, the courtyard pool, the roof terrace and the furniture and appliances listed in the developer's specification of 07.01.2026. That list becomes a contract appendix, and the handover inspection follows it line by line. Our listing database is the source of the figure, and Casa Oasis pays our commission.
Where do the yield numbers come from?
For the Cemagi and Seseh corridor, comparable managed villas put the nightly rate at Rp 3.0 million, and we adjust that for this villa's size and type. Three occupancy cases apply to a managed home: 43, 53 and 63%. We deduct 16% of revenue for operating costs. The middle case lands at a 9.9% net yield. That's our estimate, and nobody guarantees it.
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