CEMAGI · ID RR-3274

Cemagi Rock Villas: a pair of finished three-bedroom homes, 265 m², in Cemagi

The whole project is two finished houses, 312 meters from the ocean in Cemagi. Each has three bedrooms, 265 m² inside and roughly 30 m² of terraces, with a courtyard pool, a double-height living room and a covered carport. The leasehold costs Rp 14.16 bn, with 27 years left and a 25-year option.

Leasehold 27 + 25 years
House built
Private pool
Smart home

3bedrooms
265 m²villa area
≈ 30 m²terraces on top of that
Leasehold27 years left + 25-year option
312 mto the ocean

Property

What you get

Cemagi Rock Villas are two completed three-bedroom houses in Cemagi, 312 meters from the ocean. Construction is done, and the builder has handed both homes over. Rice paddies and private houses fill the neighborhood. Pererenan, with its cafés and shops, is about two kilometers away by scooter.

Each villa has 265 m² (≈ 2,850 sq ft) of interior plus around 30 m² of terraces. A double-height living room holds the staircase, and the kitchen has a stone-topped island. The pool fills the inner courtyard, and a carport shelters the car. The seller lists a SIMON smart-home system, mechanical ventilation and climate control, and asks buyers to compare on price per square meter rather than against standard villas nearby.

The leasehold has 27 years left, with an option to extend by 25, and it costs Rp 14.16 bn. The seller also mentions a freehold version at around Rp 17.7 bn. A foreigner can't hold freehold personally, so that route needs an Indonesian company with foreign shareholders (PT PMA) and an HGB building right on the land. We go through that structure and its papers separately. The seller's materials call all prices preliminary, and we confirm them in writing before you reserve.

Developer price list

Cemagi Rock Villas: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

Type	Size	Bedrooms	Price	The numbers
3BR villa	265 m² + ≈ 30 m² terraces	3	Rp 14.16 bn	with numbers →

Our listing database and the seller's files agree on one product: a three-bedroom villa of about 265 m², at the price shown. We've asked the seller for floor plans of each level.

The numbers for this property

Cemagi Rock Villas yield: gross and net

The seller doesn't publish a yield for these villas, so our numbers rest on the market alone. Below is our model: Rp 4.4 million per night, with the management company, tax, wear and maintenance taken out of revenue. We set occupancy below our usual cases, because the Cemagi corridor sits at 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

18%Management company10%Tax12%Wear and upkeep 60%Left for the owner

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
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
55%cautious	Rp 888 million	Rp 355 million	Rp 533 million	3.8%	26.6 years
65%base	Rp 1.05 bn	Rp 420 million	Rp 630 million	4.4%	22.5 years
75%strong	Rp 1.21 bn	Rp 485 million	Rp 727 million	5.1%	19.5 years

Where the numbers come from

Developer's figures: The seller doesn't publish a yield for these villas, so our numbers rest on the market alone.
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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

Twenty-seven years remain on the leasehold, and the seller offers a 25-year option to extend. We compare both figures with the head land lease and write them into the lease sale contract. The freehold option is open to a foreigner only as HGB through a PT PMA. Before any deposit we still want the zone extract, a PBG copy, the SLF and a clear answer on the rental license.

Ownership and permits: Cemagi Rock Villas
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	27 years left + 25-year optionWe check the years left and the extension terms against the head land lease, then fix them in the lease sale contract.
Zoning	To confirmThe seller's materials don't name the zone. An RDTR extract before the deposit shows whether the plot allows nightly rentals.
Building approval (PBG)	To confirmThe houses are built, but we have neither the permit number nor an extract. We ask for both ahead of the deposit.
Developer	CEMAGI, company to confirmWe verify the selling company, its right to sell and the land lease behind it.
Certificate of occupancy (SLF)	Villa built, certificate to confirmWithout an SLF the regency won't issue a rental license. We need a copy before the 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 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 itWith a finished home, your money moves only against verified documents and a signed handover.
Furniture and handover	Built and finished, furniture list to confirmThe furniture and appliance inventory goes into the contract, and our inspection checks every item on it.

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 price, lease terms and documents for this home?

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Terms

Cemagi Rock Villas payment schedule

ReservationYou and the seller agree the deposit that holds your chosen villa.
ChecksLand lease, zone, PBG and SLF must pass review before the main payment.
ContractSigning takes place at a notary, and you pay on the schedule both sides agreed.
KeysThe villa changes hands with a signed inventory of furniture and appliances.

The seller's files contain no payment plan. We negotiate one once the documents check out and fix it in the contract.

Location

Location: Cemagi · Badung

On the coast road from Seseh to Tanah Lot, Cemagi is the next village along: rice terraces, dark volcanic sand, and land cheaper than anywhere else on the Badung shoreline. Life is calm, and shopping or dinner out means heading to Pererenan.

Cemagi Rock Villas: courtyard pool and the villa terrace — 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

People pick Cemagi for the short walk to the ocean and land that undercuts Pererenan and Canggu. The catch is that errands happen in the next village, and you'll need a scooter.

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

What does Rise Real Bali charge when I buy at Cemagi Rock Villas?

Nothing at all. You pay the seller for the villa, and the seller pays our commission separately. Before a single rupiah of deposit, we review the land, the lease, the zoning, the PBG and the SLF, at our own cost. What we find lands in a written report that names every open issue. A Zoom viewing is free too.

Can I buy at Cemagi Rock Villas from overseas?

Yes. With construction finished, we can tour both villas live on Zoom: pool courtyard, living room, bedrooms and the walk toward the ocean. We run the document checks in Bali, and your notary appointment works through a power of attorney, so you stay home. Our team then inspects the house against the furniture inventory and emails you a photo report.

How long is the lease at Cemagi Rock Villas?

The leasehold has 27 years remaining, and the seller offers a 25-year extension option. Bali doesn't allow freehold for foreigners, so the freehold version the seller mentions needs a foreign-owned Indonesian company and an HGB building right. We confirm the remaining term and the extension conditions against the head land lease before your deposit.

Where do the yield numbers come from?

The nightly rate of Rp 4.4 million comes from AirROI for the Cemagi and Seseh corridor, corrected for the house's size and class. Our three occupancy cases for a managed villa are 55, 65 and 75%. We subtract 40% of revenue for running the house. It's a Rise Real Bali estimate, not an income guarantee.

Units in this project