SANUR
Rp 3.27 bn/ 32 + 20 years
Cassandra 4 · 2BR villa
Sanur · 2-bedroom villa
- 2 bedrooms
- 97 m²
- leasehold 32+20
See details
SANUR · ID RR-5855
Cassandra 4: one-bedroom villa, 67 m², in Sanur
The cheapest house at Cassandra 4 is a 67 m² one-bedroom on a 102 m² plot in Sanur, priced at Rp 2.39 bn. Leasehold runs 32 years, with a priority 20-year extension, and the developer plans handover for June 2027.
Unit in Cassandra 4 · units listed: 2
- Leasehold 32 + 20 years
- Under construction
- Payment 30/30/30/10
- 1bedroom
- 67 m²house area
- 102 m²plot
- Leasehold32 + 20 years
Property
What you get
This is the smallest and most affordable layout in Cassandra 4: 67 m² on a 102 m² plot, with one bedroom. A format this size costs less to run, and the entry ticket sits below the two-bedroom's.
You pay in four steps, 30/30/30/10. Two 30% payments follow the structure and the interior, and the last 10% falls due with the keys. The plan lets you check the work before each next payment.
We assume about Rp 1.9 million a night, an estimate from comparable properties, since Sanur has no direct median for one-bedrooms. Occupancy cases are 30%, 40% and 50%, with 40% as the base. Operating costs take 16% of revenue. The base case leaves roughly Rp 228 million a year, 9.5% of the price.
The numbers for this property
Cassandra 4 · 1BR villa yield: gross and net
The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 1.9 million for a one-bedroom villa near Sanur, with operating costs deducted from revenue.
Gross 11.4%≈ Rp 271 million a year at 40% occupancy and Rp 1.9 million a night
Net 9.5%≈ Rp 228 million a year · payback ≈ 10.5 years
- Gross rental incomeRp 271 million11.4% of price · rate Rp 1.9 million, occupancy 40%
- Operating costsRp 43.4 million16% of revenue
- Net to youRp 228 million9.5% of price · payback ≈ 10.5 years
| Occupancy | Gross income | Expenses 16% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 30%cautious | Rp 204 million | Rp 32.6 million | Rp 171 million | 7.2% | 14.0 years |
| 40%base | Rp 271 million | Rp 43.4 million | Rp 228 million | 9.5% | 10.5 years |
| 50%strong | Rp 339 million | Rp 54.3 million | Rp 285 million | 11.9% | 8.4 years |
The base case is 40% occupancy under professional management; 30% is cautious and 50% is strong.
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 1.9 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: 30% cautious, 40% base and 50% strong.
- Costs
- 16% of revenue: the property's operating costs.
- Comparable listings
- Cassandra 1 · 3BR villa: 9.2% net at 54% occupancy; Cassandra 1 · 5BR villa: 9.3% net at 67% occupancy; Sanur VIP Villa · 4BR villa: 8.5% net at 80% 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
The one-bedroom is a 32-year leasehold, counted from January 1, 2026, with a priority extension of 20 years. We settle the extension's terms and cost in writing before you reserve. After the PPJB comes the lease at a notary. PBG appears in the developer's materials, and the SLF follows construction.
| 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 | 32 + 20 yearsThe lease runs from January 1, 2026, and the 20-year extension is a priority right with terms we set down in the contract. |
| Zoning | Residential R4, per the developerZone R4 comes from the developer's RDTR extract; nightly rental rules get a separate check. |
| Building approval (PBG) | PBG, per the developer's materialsWe match the PBG number to the project before you reserve. |
| Developer | Vibe DevelopmentWe vet the company and what it has handed over. |
| Certificate of occupancy (SLF) | After constructionThe rental license depends on an SLF, so we check the certificate before the last payment. |
| 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 | Contents to confirmWe attach the furniture and appliance list 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
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Terms
Cassandra 4 · 1BR villa payment schedule
- First payment30% when the purchase starts, after the document check.
- Structure30% once the structural stage ends.
- Interior30% after the interior works finish.
- HandoverThe last 10% is due when you receive the keys.
We use the developer's latest 30/30/30/10 schedule and ignore earlier options.
Location
Location: Sanur · east coast
The east coast brings a seafront promenade and an easy pace. Canggu and the southern Bukit beaches are a much longer drive.
- Ngurah Rai Airport≈ 10 km, straight line
- Seminyak center≈ 8.9 km, straight line
- Ubud Palace≈ 22 km, straight line
- GWK Cultural Park≈ 15 km, straight line
Sanur works for a life by the water. Reaching the west coast takes time.
Straight answers
Questions about Cassandra 4 · 1BR villa
What does Rise Real Bali charge when I buy the Cassandra 4 1BR?
Nothing. The developer pays our commission and you pay Rp 2.39 bn. We fund the checks before your deposit. For this villa that means the 32 + 20 lease and its extension, the R4 zone against RDTR, the PBG number with its extract and the developer entity.
Can I buy the 1BR villa without traveling to Bali?
Yes. The viewing runs on Zoom, and a notary signs under your power of attorney. We accept the villa on site. Keys are planned for June 2027, and we verify each stage before releasing the matching payment under the 30/30/30/10 plan.
Where do the yield numbers come from?
We use about Rp 1.9 million a night, from comparable properties near Sanur and adjusted for a one-bedroom villa. The base case assumes 40% occupancy with professional management. Operating costs take 16% of revenue. That leaves roughly Rp 228 million a year, 9.5% of the price. It's an estimate, not guaranteed income.
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