SANUR · ID RR-5758

Cassandra 1: three-bedroom villa, 121 m², in Sanur

A three-bedroom, 121 m² (≈ 1,300 sq ft) villa in Sanur wraps around a courtyard with a timber deck and a small pool. The lease is 28 years plus a priority 30-year extension, and the house is complete. It costs Rp 7.96 bn.

Unit in Cassandra 1 · units listed: 2

Leasehold 28 + 30 years
Completed
Courtyard pool

3bedrooms
121 m²living area
Leasehold28 + 30 years
Courtyardwith a pool

Property

What you get

The three-bedroom is the smaller of the two Cassandra 1 types. The house is built around a courtyard: a timber deck, a small pool with loungers, and sliding doors from the living room.

It suits a family or a group of up to six. The enclosed courtyard with a pool sells the villa, and Sanur draws families with its calm sea, a seafront path for cyclists, and schools and clinics close by.

Here's the model. We use Rp 4.4 million a night, our benchmark for three-bedroom villas on the east and south of the island. Occupancy is 54% in the base case, 44% cautious and 64% strong. Operating costs take 16% of revenue. The base case leaves about Rp 733 million a year, 9.2% of the price.

Developer: Vibe Development, all projects and terms

Price

Rp 7.96 bn

Developer's price. The developer 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.

OwnershipLeasehold 28 + 30 years
Size121 m²
StageCompleted

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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The numbers for this property

Cassandra 1 · 3BR villa yield: gross and net

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 4.4 million, with operating costs taken off revenue.

Gross 10.9%≈ Rp 872 million a year at 54% occupancy and Rp 4.4 million a night Net 9.2%≈ Rp 733 million a year · payback ≈ 10.9 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 872 million10.9% of price · rate Rp 4.4 million, occupancy 54%
Operating costsRp 140 million16% of revenue · management, tax, wear and upkeep
Net to youRp 733 million9.2% of price · payback ≈ 10.9 years

Occupancy scenarios: Cassandra 1 · 3BR villa
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
44%cautious	Rp 711 million	Rp 114 million	Rp 597 million	7.5%	13.3 years
54%base	Rp 872 million	Rp 140 million	Rp 733 million	9.2%	10.9 years
64%strong	Rp 1.03 bn	Rp 165 million	Rp 868 million	10.9%	9.2 years

The base case assumes 54% occupancy under professional management. Cautious is 44%, strong is 64%.

Where the numbers come from

Developer's figures: The developer's materials don't quote a yield, so the model runs on market data only.
Nightly rate: Rp 4.4 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: Cassandra 1 · 5BR villa: 9.3% net at 67% occupancy; Sanur VIP Villa · 4BR villa: 8.5% net at 80% occupancy; Cassandra 4 · 1BR villa: 9.5% net at 40% 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.

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Ownership

Ownership & what you actually get

You hold the villa under a leasehold of 28 years with a priority 30-year extension. A notary registers it after you sign the agreement. Pay in installments or in full for a 3% discount. The PBG and SLF are in progress. We request them in writing, since a rental license can't come before the SLF.

Ownership and permits: Cassandra 1 · 3BR villa
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	28 + 30 yearsTwenty-eight years form the base term and the priority extension adds thirty. We calculate the remainder at purchase and secure the extension terms in writing.
Zoning	To confirmThe permitted use of the land is checked against an RDTR extract ahead of your deposit.
Building approval (PBG)	In progressThe permit number and an extract are on our request list before the deposit.
Developer	Vibe Development, entity to confirmOur review covers the legal entity and the villas the company has handed over.
Certificate of occupancy (SLF)	In progressNo SLF means no rental license, so we keep the last payment until it comes through.
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 itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handover	To confirmFurniture and appliances are specified in 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 Cassandra 1 · 3BR villa?

Leave your WhatsApp and I'll send it today, with the net yield worked out.09:41

Terms

Cassandra 1 · 3BR villa payment schedule

ReservationA deposit reserves the villa; the amount is still to be set.
InstallmentsThe developer's schedule applies, and we request it for this unit.
Full paymentSettling the whole price at once earns a 3% discount.
HandoverThe last payment waits for the documents and the SLF.

Terms come from the developer. After our checks, the PPJB records the schedule and the discount.

Location

Location: Sanur · Denpasar

Sanur offers a calm east-coast beach, a seafront path and cafés in a row. For three bedrooms it fits families well, and it won't suit surfers or night owls.

Cassandra 1 3BR: courtyard pool lit up at night — Sanur · Denpasar · Bali

Sanur Beach≈ 1 km, straight line
Ngurah Rai Airport≈ 12 km, straight line
Denpasar center≈ 6.5 km, straight line
Nusa Dua (BTDC)≈ 13 km, straight line

Families choose Sanur for a quiet beach and a promenade. There is no surf and no nightlife.

Sanur · Denpasar · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

100restaurants
66hotels
32cafés
23sights
15shops
11bars
6clinics

Closest places

Global Sehatclinic · 37 m
SMP Negeri 9 Denpasarschool · 88 m
Grand Palace Sanurhotel · 134 m
Savana Villashotel · 166 m
The Hub Balirestaurant · 170 m
Papa Pizzarestaurant · 204 m
Blend Cafe Sanurcafé · 285 m
Café Mokacafé · 286 m

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

Straight answers

Questions about Cassandra 1 · 3BR villa

What does Rise Real Bali charge for the Cassandra 1 3BR?

Nothing. The developer's price is yours to pay, and the developer covers our commission. We fund the checks before a deposit. On this villa they cover the lease and its 30-year priority extension, the zone against RDTR, and the developer's legal entity with the PBG number and a copy.

Can I buy the three-bedroom villa from abroad?

Yes. We tour the villa with you on Zoom, and a notary acts under your power of attorney. We accept the keys for you. The database lists the house as completed, while the paperwork and SLF status wait on the developer. Payment runs by installment or in full with a 3% discount, and the last payment follows the documents.

Where do the yield numbers come from?

The nightly rate of about Rp 4.4 million comes from comparable managed villas in Sanur, adjusted for three bedrooms. Base occupancy of 54% reflects our segment with professional management. Operating costs take 16% of revenue. The figures are Rise Real Bali estimates, not guaranteed income.

Is the 3% discount worth taking?

On Rp 7.96 bn it saves roughly Rp 239 million, so paying in full is worth discussing. The trade-off is that you commit all your money before the SLF arrives. We can hold the last payment until that certificate is in hand, and we write that condition into the contract.

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