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.

Price

Rp 6.18 bn

Seller's price from our listing database. The seller 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.

DeveloperCasa Oasis
StageBuilt and handed over
OwnershipLeasehold 24 + 25 years
Rooms3 bedrooms, each en suite
Size336 m² on a 220 m² plot
ZoningPink tourism zone

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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

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Ask on WhatsApp, and a broker replies with the villa plan, the land papers and a revenue projection at whatever occupancy you believe in.

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 operating costs. Area data puts occupancy across the Cemagi corridor at 45–48%, close to our cautious case, so read that one first.

Gross 11.9%≈ Rp 733 million a year at 54% occupancy and Rp 3.7 million a night Net 10.0%≈ Rp 615 million a year · payback ≈ 10.0 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 733 million11.9% of price · rate Rp 3.7 million, occupancy 54%
Operating costsRp 117 million16% of revenue
Net to youRp 615 million10.0% of price · payback ≈ 10.0 years

Occupancy scenarios: Casa Nostra
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
44%cautious	Rp 597 million	Rp 95.5 million	Rp 501 million	8.1%	12.3 years
54%base	Rp 733 million	Rp 117 million	Rp 615 million	10.0%	10.0 years
64%strong	Rp 868 million	Rp 139 million	Rp 729 million	11.8%	8.5 years

The base case is 54% occupancy under professional management, with 44% as the cautious case and 64% as the strong one.

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: 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: 44% cautious, 54% base and 64% strong.
Costs: 16% of revenue: the property's operating costs.
Comparable listings: Cemagi Villa: 9.9% net at 40% occupancy; Casa Kayana · 2BR villa: 9.9% net at 53% 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.

Get the numbers on WhatsApp

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 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 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.
Zoning	Pink 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.
Developer	Casa 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 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 itWith the villa finished, you pay as you sign before the notary and collect the keys the same way.
Furniture and handover	Fully 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.09:41

Terms

Casa Nostra payment schedule

ReservationA deposit holds Casa Nostra, and we are still confirming the amount with the seller.
ChecksLand lease, zone, PBG and SLF have to clear before the bulk of the money moves.
ContractYou sign before a notary and pay on a schedule both sides accept.
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?

Comparable managed villas between Seseh and Cemagi supply the nightly rate, 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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