SANUR
Rp 2.39 bn/ 32 + 20 years
Cassandra 4 · 1BR villa
Sanur · 1-bedroom villa
- 1 bedroom
- 67 m²
- leasehold 32+20
See details
SANUR · ID RR-5856
Cassandra 4: two-bedroom villa, 97 m², in Sanur
Two bedrooms, 97 m² and a 112 m² plot: the larger villa at Cassandra 4 in Sanur costs Rp 3.27 bn. The lease is 32 years with a priority 20-year extension. Keys are planned for June 2027.
Unit in Cassandra 4 · units listed: 2
- Leasehold 32 + 20 years
- Under construction
- Payment 30/30/30/10
- 2bedrooms
- 97 m²house area
- 112 m²plot
- Leasehold32 + 20 years
Property
What you get
The senior layout gives two bedrooms in 97 m². The 112 m² plot is ten square meters larger than the one-bedroom's. A second room helps a family, or two guests who want to stay apart.
The house is handed over with the rest of the project in June 2027. After a 30% first payment, installments follow the structure and the interior, and the final 10% waits for the keys.
We assume about Rp 2.5 million a night, an estimate from comparable properties, since Sanur has no direct median for two-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 304 million a year, 9.3% of the price.
The numbers for this property
Cassandra 4 · 2BR villa yield: gross and net
The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 2.5 million for a two-bedroom villa near Sanur, with operating costs deducted from revenue.
Gross 11.0%≈ Rp 362 million a year at 40% occupancy and Rp 2.5 million a night
Net 9.3%≈ Rp 304 million a year · payback ≈ 10.8 years
- Gross rental incomeRp 362 million11.0% of price · rate Rp 2.5 million, occupancy 40%
- Operating costsRp 57.9 million16% of revenue
- Net to youRp 304 million9.3% of price · payback ≈ 10.8 years
| Occupancy | Gross income | Expenses 16% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 30%cautious | Rp 271 million | Rp 43.4 million | Rp 228 million | 7.0% | 14.4 years |
| 40%base | Rp 362 million | Rp 57.9 million | Rp 304 million | 9.3% | 10.8 years |
| 50%strong | Rp 452 million | Rp 72.4 million | Rp 380 million | 11.6% | 8.6 years |
Base is 40% occupancy under professional management; cautious is 30% and strong is 50%.
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 2.5 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
You hold the villa for 32 years from January 1, 2026, plus a priority 20-year extension that the contract prices and sets out. The steps are a reservation, a PPJB and a notarized lease. Because the PBG is only reported in the materials, we check the number first. The SLF follows the build.
| 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 32 years start on January 1, 2026. Cost and conditions of the 20-year priority extension go into your contract. |
| Zoning | Residential R4, per the developerThe developer cites zone R4 from an RDTR extract, and we study what it allows for nightly rental. |
| Building approval (PBG) | PBG, per the developer's materialsBefore the deposit, we compare the PBG number and extract with the project. |
| Developer | Vibe DevelopmentWe check Vibe Development and its completed projects. |
| Certificate of occupancy (SLF) | After constructionWe keep the last payment tied to the SLF, since a rental license needs it. |
| 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 confirmThe agreed furniture and appliance list joins the contract as an appendix. |
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 · 2BR 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.
The 30/30/30/10 schedule is the developer's most recent one, and we set aside earlier options.
Location
Location: Sanur · east coast
Sanur offers a seafront promenade and a calm pace on the east coast. Canggu and the Bukit beaches lie a long drive away.
- 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 fits a life by the promenade. Trips to the west coast eat up time.
Straight answers
Questions about Cassandra 4 · 2BR villa
What does Rise Real Bali charge when I buy the Cassandra 4 2BR?
Nothing. Our commission comes from the developer, and Rp 3.27 bn is your price. The pre-deposit checks are on us: the 32 + 20 lease, zone R4 against RDTR, the PBG number and extract, and the developer entity. You get the findings in writing.
Can I buy the 2BR villa remotely?
Yes. We tour it on Zoom, and a notary acts on your power of attorney. The project is under construction, with handover planned for June 2027. We verify stages on site, and the final 10% goes out against the document pack.
Where do the yield numbers come from?
We use about Rp 2.5 million a night, from comparable properties near Sanur and adjusted for a two-bedroom villa. The base case assumes 40% occupancy with professional management. Operating costs take 16% of revenue. That leaves roughly Rp 304 million a year, 9.3% of the price, as our estimate and not a guarantee.
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