CEMAGI · ID RR-1406

Casa Nostra: completed three-bedroom villa, 336 m², in Cemagi

You can walk to the sea from here: the beach is 300 meters from this two-story villa on Jalan Munduk Belan, on the Seseh side of Cemagi. It has three en-suite bedrooms in 336 m² (≈ 3,615 sq ft) on a 220 m² plot, a courtyard pool and a rooftop garden. It sells for Rp 6.18 bn on a 24-year lease with 25 more years on top.

  • Leasehold 24 + 25 years
  • Completed
  • Private pool
  • Rooftop garden
  • 3bedrooms, each en suite
  • 3.5bathrooms: three en suite plus a guest one
  • 336 m²villa area
  • 220 m²plot
  • Leasehold24 + 25 years
  • 300 mto the beach, per the seller

Property

What you get

Casa Nostra stands on Jalan Munduk Belan in Cemagi, right where it meets Seseh. The seller measures 300 meters to the beach. Rice fields and private villas fill the street, and Pererenan's cafes and shops are around two kilometers away. Casa Oasis built this detached villa, and its second one, Casa Kayana, sits on the same road.

Two floors give 336 m² on a 220 m² (≈ 2,370 sq ft) plot. The ground floor keeps the kitchen and lounge indoors, behind walls, with 3.35-meter ceilings, plus a laundry, a guest bathroom and the courtyard pool. Upstairs, three bedrooms each have a private bathroom and 2.8-meter ceilings. The balcony faces the fields and the ocean, and from the thatched rooftop lounge you can see the beach and the volcanoes. Small walled gardens with plunge pools tuck in between the wings. A car space plus a scooter shelter is rare in Cemagi. Furniture comes with the sale.

Per the seller's documents, the plot carries pink tourism zoning. The lease covers 24 years, to 6 March 2050, with a 25-year extension on top. You can move in now. Our listing database prices the villa at Rp 6.18 bn, and on the side the owner lets it to photo and film crews for Rp 1.6 million per hour. We're chasing three papers before a deposit: PBG number, SLF, rental license. No payment plan appears in the materials.

The numbers for this property

Casa Nostra yield: gross and net

The seller quotes no return on Casa Nostra. Below is our model, built on Rp 3.7 million per night, after paying management, tax and a reserve for wear. Area data puts occupancy across the Cemagi corridor at 45–48%, lower than all three cases, so read the cautious one first.

Gross 14.3%≈ Rp 882 million a year at 65% occupancy and Rp 3.7 million a night Net 8.6%≈ Rp 529 million a year · payback ≈ 11.7 years
  • Gross rental incomeRp 882 million14.3% of price · rate Rp 3.7 million, occupancy 65%
  • Management companyRp 159 million18% of revenue · market range 15–25%
  • TaxRp 88.2 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 106 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 529 million8.6% of price · payback ≈ 11.7 years
Occupancy scenarios: Casa Nostra
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 746 millionRp 298 millionRp 448 million7.2%13.8 years
65%baseRp 882 millionRp 353 millionRp 529 million8.6%11.7 years
75%strongRp 1.02 bnRp 407 millionRp 611 million9.9%10.1 years

Where the numbers come from

Developer's figures
The seller quotes no return on Casa Nostra.
Nightly rate
Rp 3.7 million, our estimate for the area: AirROI puts average revenue per listing in Cemagi at ≈ Rp 3 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Cemagi market runs at 45–48% 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
Cemagi Villa: 13.4% net at 65% occupancy; Casa Kayana · 2BR villa: 8.7% net at 65% occupancy; PREDMET.CEMAGI · Studio 25.7 m²: 9.6% 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

You'd take over a land lease with 24 years to run, until 6 March 2050, and the seller states a 25-year extension after that. A notary registers your lease agreement once our checks clear. The villa itself is finished, yet we're still waiting for copies of its building approval (PBG), its SLF and a rental license.

Ownership and permits: Casa Nostra
Form of ownershipLeaseholdForeigners 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 to 6 Mar 2050 + 25On the signing date we recount the years left and hold them up against the notarial land lease. Extension terms and price go into writing.
ZoningPink tourism zone, per the sellerAn RDTR extract has the final word, and we pull it before the deposit.
Building approval (PBG)To confirmThe folder holds a villa validation document. We still need the PBG number and extract ahead of your deposit.
DeveloperCasa Oasis, company to confirmWe verify the company and its finished villas, Casa Kayana next door among them.
Certificate of occupancy (SLF)Built, certificate to confirmNo rental license comes without an SLF, which is why we want a copy before any money changes hands.
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 itWith the villa finished, you pay as you sign before the notary and collect the keys the same way.
Furniture and handoverFully furnished with appliancesA furniture and appliance schedule becomes an appendix 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
On WhatsApp

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

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

Terms

Casa Nostra payment schedule

  1. ReservationA deposit holds Casa Nostra, and we are still confirming the amount with the seller.
  2. ChecksLand lease, zone, PBG and SLF have to clear before the bulk of the money moves.
  3. ContractYou sign before a notary and pay on a schedule both sides accept.
  4. KeysThe furnished villa passes to you under a signed handover certificate.

The seller hasn't put out a payment plan. We draft one into the contract after due diligence.

Location

Location: Munduk Belan · Cemagi

Munduk Belan is a lane of rice fields and private villas with black sand 300 meters away and Pura Dalem Segara temple about 700 meters off. It's properly quiet. Groceries at the Pererenan minimarts and the Nuanu Creative City grounds are both around 2 km away.

Casa Nostra: roof garden and thatched gazebo
Cemagi · Badung · Jl. Munduk Belan
  • Beach300 m
  • Pura Dalem Segara temple≈ 700 m
  • Pererenan Beach≈ 1.7 km
  • Pererenan minimarts≈ 2 km
  • Nuanu Creative City≈ 2 km

Buyers pick this strip for fields, silence and an ocean you reach on foot. Everyday life still happens in Pererenan, so plan on a scooter.

Munduk Belan · Cemagi · Google map

Area guide and all properties

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 Nostra

What does Rise Real Bali charge when I buy Casa Nostra?

You owe us nothing. The price is the seller's figure, and the seller pays our fee. We vet the plot, the lease, zoning, building approval and SLF before any deposit, free of charge. You get a written verdict listing whatever remains open, and the Zoom viewing is free too.

Can I buy Casa Nostra without visiting Bali?

Yes. On a live Zoom tour we show the courtyard pool, all three bedrooms, the roof terrace and the walk to the beach. We review the documents ourselves, and your proxy lets the notary complete the paperwork without you. On site we then inspect the villa, furniture and appliances against the schedule and send a photo report.

How long is the lease at Casa Nostra?

Twenty-four years, running to 6 March 2050, with a 25-year extension according to the seller's materials. Foreigners can't own freehold on Bali, which is why this sale transfers a lease. Ahead of the deposit, we set the years left and the renewal cost beside the notarial land lease, then record both on paper.

What's included in the price?

You get 336 m² on a 220 m² plot: three bedrooms with their own bathrooms, a guest bathroom, an enclosed living room with kitchen, a laundry, the courtyard pool and the rooftop garden. It comes fully furnished, with a car space and a covered spot for scooters. The seller will confirm the Rp 6.18 bn figure by letter.

Can Casa Nostra be rented out nightly?

Zoning allows tourism use, going by what the seller supplied. Short stays still hinge on an SLF plus a rental license, since booking sites pull homes lacking one. We ask for each before you commit. Film and photo crews already book the place at Rp 1.6 million per hour.

Where does the yield model come from?

AirROI supplies a trailing-year nightly rate for villas between Seseh and Cemagi, which we scale to this home's size and class. Occupancy follows professionally managed homes. Costs take forty percent of revenue for management, tax, and wear and upkeep. Read it as our estimate. Nobody can guarantee rental income.

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