CEMAGI · ID RR-5533

Cemagi Rock Villas: three-bedroom villa, 265 m², in Cemagi

Families who need three proper bedrooms get 265 m² here, plus about 30 m² of terraces, in a completed house 312 meters from the Cemagi shore. The leasehold sells for Rp 14.16 bn with 27 years remaining and a 25-year option. A pool fills the courtyard, and the living room rises two floors high.

Unit in Cemagi Rock Villas

  • Leasehold 27 + 25 years
  • House built
  • Private pool
  • Smart home
  • 3bedrooms
  • 265 m²interior area
  • ≈ 30 m²terraces beyond the interior
  • 27 + 25years of leasehold
  • 312 mto the ocean

Property

What you get

You're looking at one of the two identical villas at Cemagi Rock Villas: three bedrooms and 265 m² (≈ 2,850 sq ft) indoors, with about 30 m² of terraces outside. Building work ended, and the keys are ready. It stands in Cemagi among paddy fields and private homes, 312 meters from the water, with Pererenan's cafés some two kilometers off.

Inside, the staircase rises through a two-story living space, and the kitchen centers on a stone-topped island. The master bedroom steps out to a terrace, and its bathroom holds a freestanding tub. Outside there's a courtyard pool and a covered carport at the gate. According to the seller, the house runs a SIMON smart-home setup with mechanical ventilation and climate control, which suits a family living here year-round.

You're buying a leasehold with 27 years to run and a 25-year extension option. The seller quotes Rp 14.16 bn and calls it preliminary, so we get the figure confirmed in writing before any booking. A freehold alternative near Rp 17.7 bn is possible only through a PT PMA with an HGB right.

The numbers for this property

Cemagi Rock Villas · 3BR villa yield: gross and net

No yield figure appears in the seller's materials for this house, so we rely on market data. Below is our model, built on Rp 4.4 million per booked night and net of the manager's share, tax, maintenance and wear. Our occupancy cases sit lower than usual, because Cemagi averages 45–48%.

Gross 7.4%≈ Rp 1.05 bn a year at 65% occupancy and Rp 4.4 million a night Net 4.4%≈ Rp 630 million a year · payback ≈ 22.5 years
  • Gross rental incomeRp 1.05 bn7.4% of price · rate Rp 4.4 million, occupancy 65%
  • Management companyRp 189 million18% of revenue · market range 15–25%
  • TaxRp 105 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 126 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 630 million4.4% of price · payback ≈ 22.5 years
Occupancy scenarios: Cemagi Rock Villas · 3BR villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 888 millionRp 355 millionRp 533 million3.8%26.6 years
65%baseRp 1.05 bnRp 420 millionRp 630 million4.4%22.5 years
75%strongRp 1.21 bnRp 485 millionRp 727 million5.1%19.5 years

Where the numbers come from

Developer's figures
No yield figure appears in the seller's materials for this house, so we rely on market data.
Nightly rate
Rp 4.4 million, our estimate for the area: AirROI puts average revenue per listing in Cemagi at ≈ Rp 3 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Cemagi market runs at 45–48% across all AirROI listings; Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 55% cautious, 65% base and 75% strong.
Costs
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
Cemagi Villa: 13.4% net at 65% occupancy; Casa Kayana · 2BR villa: 8.7% net at 65% occupancy; Casa Nostra: 8.6% net at 65% occupancy.
Reports and data
AirROI (short-term rental market data, trailing 12 months to July 2026); 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 lease on this house runs another 27 years, and the seller adds an option for 25 more. Those numbers go into your contract only after we match them to the head land lease. The freehold option is open to a foreigner only as HGB through a PT PMA. Zoning, the permit, the occupancy certificate and nightly-rental licensing remain open items on our checklist.

Ownership and permits: Cemagi Rock Villas · 3BR 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 term27 years left + 25-year optionThe head land lease is our reference for the years left and the renewal steps, and the lease sale contract repeats them word for word.
ZoningTo confirmNo zone appears in the seller's files. Before the deposit, an RDTR extract tells us if nightly rental is allowed on this plot.
Building approval (PBG)To confirmConstruction is over, but we haven't seen a permit number or extract. Both come before any deposit.
DeveloperCEMAGI, company to confirmOur review covers the seller's company, its authority to sell and the underlying land lease.
Certificate of occupancy (SLF)Villa built, certificate to confirmThe rental license depends on an SLF, so a copy has to reach us ahead of your deposit.
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 itSince the house is complete, payment follows a verified document pack and a signed handover record.
Furniture and handoverBuilt and finished, furniture list to confirmAn itemized furniture and appliance list becomes part of the contract, and handover follows that list.
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

Cemagi Rock Villas · 3BR villa payment schedule

  1. ReservationA deposit, sized in talks with the seller, secures this villa.
  2. ChecksWe review the land lease, zoning, PBG and SLF before the bulk of the money moves.
  3. ContractA notary oversees signing, and payment follows the agreed timetable.
  4. KeysHandover comes with an itemized list of furniture and appliances.

Nothing in the seller's files sets out a payment schedule. We agree the terms after the document review and lock them into the contract.

Location

Location: Cemagi · Badung

Cemagi lies one village beyond Seseh, heading for Tanah Lot, where rice fields meet black-sand beaches and land undercuts the rest of coastal Badung. Nights are still, and the nearest cafés and shops wait in Pererenan.

Cemagi Rock Villas: sun loungers along the second villa's pool
Cemagi · Badung · Kec. Mengwi
  • Ocean≈ 312 m
  • Pura Dalem Segara temple≈ 427 m
  • Pura Gede Luhur Batu Ngaus temple≈ 484 m
  • Seseh General Store≈ 1.2 km
  • Tanah Lot temple≈ 2.7 km
  • Ngurah Rai Airport≈ 14.0 km

A three-bedroom house here tends to attract longer family stays rather than party weekends. Canggu's nightlife and Pererenan's shops are a drive away, so a car or scooter is part of daily life.

Cemagi · Badung · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 3sights
  • 1hotel
  • 1beach

Closest places

  • Uma La Lang Villashotel · 382 m
  • Pura Dalem Segarasight · 427 m
  • Dang Kahyangan Pura Gede Luhur Batu Ngaussight · 484 m
  • Sejuk Beach Villahotel · 1.1 km
  • Warung Fast Adhyrestaurant · 1.1 km
  • Wander Havenshotel · 1.1 km
  • Seseh General Storecafé · 1.2 km
  • Funky Placesight · 1.2 km

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

Straight answers

Questions about Cemagi Rock Villas · 3BR villa

Do I pay Rise Real Bali a fee on this Cemagi Rock villa?

No. The seller sets the list price and pays our commission. For this villa we request the head land lease, the zone extract, the building permit and the occupancy certificate, and we push the seller to put the preliminary price in writing. We pay for this pre-deposit work ourselves and hand it over as a written report that lists each unresolved point.

Could I buy this unit at Cemagi Rock Villas without traveling?

Yes. On a Zoom call we film the house as you watch: each room, the pool, the appliances. The notary deals with the contract while your power of attorney stands in for you. On site, we tick every furniture item off the seller's inventory, and the full payment goes out only against a signed contract and the complete document pack.

Can I own this villa as freehold?

Not in your personal name, because Indonesia reserves freehold for its citizens. The seller floats a freehold price close to Rp 17.7 bn, but it needs a PT PMA with an HGB right. We work out the company setup, its running costs and the taxes, then set that total against the Rp 14.16 bn leasehold so you can compare.

Where do the yield numbers come from?

For Cemagi, AirROI data gives us Rp 4.4 million a night, which we correct for this villa's type and floor area. We test three occupancy levels typical of managed homes: 55%, 65% and 75%. Costs absorb 40% of revenue. At 65% the net yield comes to 4.4%, and that stays an estimate, not a guarantee.

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