SANUR · ID RR-5759

Cassandra 1: five-bedroom villa, 150 m², in Sanur

Five bedrooms fit into 150 m² (≈ 1,615 sq ft) at this Sanur villa, so the rooms are compact and the courtyard pool does the heavy lifting. The lease is 28 years with a priority 30-year extension. The price is Rp 9.82 bn, and the house is complete.

Unit in Cassandra 1 · units listed: 2

  • Leasehold 28 + 30 years
  • Completed
  • Courtyard pool
  • 5bedrooms
  • 150 m²living area
  • Leasehold28 + 30 years
  • Courtyardwith a pool

Property

What you get

The five-bedroom is the larger type at Cassandra 1. Five bedrooms in 150 m² means small rooms, so we look at the floor plan together before you pay a deposit.

It works for a large family or a group of friends who want separate bedrooms, not big halls. For long-term family rentals the bedroom count matters more than floor area. For nightly stays we price more cautiously.

Here's the model. We use Rp 4.4 million a night, our benchmark for large villas on the east and south of the island, trimmed for the compact floor area. Occupancy is 67% in the base case, 57% cautious and 77% strong. Operating costs take 16% of revenue. The base case leaves about Rp 909 million a year, 9.3% of the price.

Developer: Vibe Development, all projects and terms

The numbers for this property

Cassandra 1 · 5BR 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, trimmed for the compact plan, with operating costs deducted.

Gross 11.0%≈ Rp 1.08 bn a year at 67% occupancy and Rp 4.4 million a night Net 9.3%≈ Rp 909 million a year · payback ≈ 10.8 years
  • Gross rental incomeRp 1.08 bn11.0% of price · rate Rp 4.4 million, occupancy 67%
  • Operating costsRp 173 million16% of revenue · management, tax, wear and upkeep
  • Net to youRp 909 million9.3% of price · payback ≈ 10.8 years
Occupancy scenarios: Cassandra 1 · 5BR villa
OccupancyGross incomeExpenses 16%Net% of pricePayback period
57%cautiousRp 921 millionRp 147 millionRp 773 million7.9%12.7 years
67%baseRp 1.08 bnRp 173 millionRp 909 million9.3%10.8 years
77%strongRp 1.24 bnRp 199 millionRp 1.04 bn10.6%9.4 years

Our base case is 67% occupancy with a professional manager. The cautious case is 57% and the strong case 77%.

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: 57% cautious, 67% base and 77% strong.
Costs
16% of revenue: the property's operating costs.
Comparable listings
Cassandra 1 · 3BR villa: 9.2% net at 54% 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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

This five-bedroom is a 28-year leasehold with a priority extension of 30 years, and the extension terms go into the contract. A notary registers the lease. The developer offers installments and a 3% discount for full payment. We're confirming the PBG and SLF, because a rental license needs the SLF.

Ownership and permits: Cassandra 1 · 5BR villa
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 term28 + 30 yearsThe 28-year base term comes with a 30-year priority extension. The remainder is calculated from the purchase date, and the extension goes in the contract.
ZoningTo confirmRDTR is our reference for the permitted use of the land, and the extract arrives before any deposit.
Building approval (PBG)In progressWe ask the developer for the permit number and a copy before you reserve.
DeveloperVibe Development, entity to confirmWe examine the company's legal entity and its completed projects.
Certificate of occupancy (SLF)In progressThe rental license needs an SLF, so the last payment stays with us until the certificate is issued.
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 confirmA contract appendix lists the furniture and appliances.
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 · 5BR villa?

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

Terms

Cassandra 1 · 5BR villa payment schedule

  1. ReservationThe deposit holds the house; its size is still open.
  2. InstallmentsThe schedule is the developer's, and we request it for this villa.
  3. Full paymentPaying everything at once brings a 3% discount.
  4. HandoverThe last payment follows the document pack and the SLF.

The developer sets these terms. Our PPJB records the final schedule after due diligence.

Location

Location: Sanur · Denpasar

Sanur is a quiet east-coast district with a shallow sea and a seafront path. Big groups come for calm water, not for surf.

Cassandra 1 5BR: courtyard pool glowing in the evening
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

A large group gets calm water and a bike path. Nightlife is absent.

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 · 5BR villa

What does Rise Real Bali charge on the Cassandra 1 5BR?

Nothing. The developer's price is the price, and the developer pays our commission. The checks before a deposit are on us. Here they cover the lease with its priority 30-year extension, the zone against RDTR, and the developer's entity, the PBG number and a copy of the permit.

Can I buy the five-bedroom villa without traveling to Bali?

Yes. We show it to you over Zoom, and a notary handles the signing on your power of attorney. We inspect and accept the house for you. It's completed in our database. The paperwork and SLF status are still with the developer, so we ask for them in writing. Pay by installment or in full for 3% off.

How do you price a five-bedroom in 150 m²?

We start from about Rp 4.4 million a night, based on large managed villas in Sanur, and keep the rate conservative because the floor area is compact. Base occupancy is 67%. Operating costs take 16% of revenue. This is our estimate, not guaranteed income.

Are five bedrooms in 150 m² too tight?

They're compact, so check the floor plan before anything else. Rooms are small, and the courtyard carries the living space. A family renting long term cares about bedroom count, while nightly guests care about common areas. We send the plans so you can judge it room by room.

Properties

Similar properties

See all properties →