CEMAGI · ID RR-1161

Cemagi Villa: compact one-bedroom villas with a garden and plunge pool

Prices start at Rp 1.03 bn for a 32 m² one-bedroom villa on a 35 m² plot, with a pond, a garden and a 3.5 m² plunge pool. The complex holds 26 of them among Cemagi's rice fields, 850 meters from the beach. The land is pink-zoned, and the lease runs 24 or 30 years with a 20-year extension.

  • Leasehold 24 years
  • Under construction
  • Entry from Rp 1.03 bn
  • 1bedroom
  • 1bathroom
  • 32 m²villa area
  • 35 m²plot
  • Leasehold24 or 30 years
  • 3.5 m²plunge pool

Property

What you get

Cemagi Villa is a set of 26 small villas in a green residential pocket of Cemagi, past Seseh, surrounded by rice paddies. Each gives you 32 m² (≈ 345 sq ft) behind a timber entry, an inner garden with a pond and a 3.5 m² plunge pool. It's quiet, private and cheap to get into. Lots 1–16 and 23–26 look over the fields, while lots 17–22 have no view and cost less for it.

Cemagi beach is 850 meters away, Seseh Beach 4 km, Tanah Lot 8.2 km and Batu Bolong 9.4 km. Guests here spill over from Canggu and Pererenan. They book for the calm, yet they still want Pererenan's cafes within a ten-minute drive.

Prices run from Rp 1.03 bn for 24 years with no view to Rp 1.12 bn for 30 years facing the fields. The land is pink-zoned. You negotiate the 20-year extension straight with the landowner, and talks can open three months after signing. Water comes from a shared well feeding two tanks, and owners split the pump's power bill.

Our numbers for this unit start at Rp 973,500 a night, because a 32 m² villa in a residential pocket past Seseh earns well under the Pererenan–Seseh corridor median of Rp 3.0 million, which full-size villas set. The base case is 65% occupancy, with 55% cautious and 75% strong. Forty percent of revenue goes to running costs, split across management, tax and upkeep. At base occupancy roughly Rp 140 million a year reaches you, 13.4% of the price.

The numbers for this property

Cemagi Villa yield: gross and net

The developer doesn't publish a yield for these villas. Below you'll find our Cemagi scenarios at Rp 973,500 a night, with management, tax, and wear and upkeep taken off.

Gross 22.4%≈ Rp 231 million a year at 65% occupancy and Rp 973,500 a night Net 13.4%≈ Rp 139 million a year · payback ≈ 7.4 years
  • Gross rental incomeRp 231 million22.4% of price · rate Rp 973,500, occupancy 65%
  • Management companyRp 41.6 million18% of revenue · market range 15–25%
  • TaxRp 23.1 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 27.7 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 139 million13.4% of price · payback ≈ 7.4 years
Occupancy scenarios: Cemagi Villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 195 millionRp 78.2 millionRp 117 million11.4%8.8 years
65%baseRp 231 millionRp 92.4 millionRp 139 million13.4%7.4 years
75%strongRp 266 millionRp 107 millionRp 160 million15.5%6.5 years

Cemagi lives on overflow from Canggu. Base case: 65%.

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 973,500, 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
Casa Kayana · 2BR villa: 8.7% net at 65% occupancy; Casa Nostra: 8.6% net at 65% occupancy; PREDMET.CEMAGI · Studio 25.7 m²: 9.6% net at 65% occupancy.
Why this is above market
13.4% net comes from the short lease (leasehold 24–30): income is measured against a low entry price, but you hold the property for half as long. It doesn't compare with 30-year-plus leases, where net lands at 6–10% a year.
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

You'd hold the villa on leasehold through a master lease, for 24 or 30 years depending on which price you pick. The 20-year extension is a direct deal with the landowner, open for talks from the third month after signing. You sign a PPJB and pay by construction stage. The SLF and a rental license follow once building wraps up.

Ownership and permits: Cemagi Villa
Form of ownershipLeasehold via a master leaseForeigners 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 term24 years (Rp 1.03–1.07 bn) or 30 years (Rp 1.08–1.12 bn)You agree the 20-year extension with the landowner directly, and talks can start in the third month after signing.
ZoningTourism zone (pink), per the developerThe developer's info sheet shows Tourism (pink). An RDTR extract backs it up before you commit.
Building approval (PBG)To confirmNumber and extract are on our request list ahead of the deposit.
DeveloperCemagi Villa, company to confirmWe look into the legal entity, what it has delivered and what its owners say.
Certificate of occupancy (SLF)After construction endsNo SLF, no rental license. Payments follow finished construction stages rather than dates on a calendar.
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 confirm, by phaseThe 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

Cemagi Villa payment schedule

  1. ReservationA deposit secures your lot, and we're confirming its amount with the developer.
  2. Construction stagesInstallments track the finished stages of your phase.
  3. HandoverYou settle the final sum once the full document pack is in hand.

The info sheet lists no installment dates, so we write a schedule into the PPJB. The developer prices in rupiah, and the contract fixes which currency you settle in and at what rate.

Location

Location: Cemagi

Past Seseh on the Tanah Lot road, Cemagi opens into rice fields that reach the horizon, a black-sand beach and some of the cheapest land on the Badung coast. Compact villa projects priced up to Rp 1.24 bn are starting to arrive.

Cemagi Villa: pool courtyard and garden
Cemagi · Badung · 850 m to the beach
  • Cemagi Beach850 m · 3 min
  • Seseh Beach4 km · 10 min
  • Tanah Lot8.2 km · 15 min
  • Ngurah Rai Airport23 km · 50 min

This is the coast after Seseh: paddies, dark sand, and guests who drift over from Canggu for longer, quieter stays. For nightlife you drive back to Canggu.

Cemagi · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 3sights
  • 2hotels
  • 1beach

Closest places

  • Uma La Lang Villashotel · 105 m
  • Wander Havenshotel · 734 m
  • Dang Kahyangan Pura Gede Luhur Batu Ngaussight · 808 m
  • Pura Dalem Segarasight · 811 m
  • Nuanu Parksight · 1 km
  • Funky Placesight · 1.1 km
  • ProEdGlobalschool · 1.1 km
  • Warung Fast Adhyrestaurant · 1.2 km

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

Straight answers

Questions about Cemagi Villa

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

The developer covers our commission, so you pay us nothing. On this project we examine the 24- or 30-year master lease and the extension right, confirm the pink tourism zone with an RDTR extract, chase the PBG number and pin down the developer's legal entity. All of it arrives in a written report, at our cost.

Can I buy a Cemagi Villa unit from overseas?

Yes. We stream the plot to you over Zoom, a notary acting on your proxy handles the documents, and our team accepts the villa on site. Units reach handover phase by phase, and we're confirming each phase's timing with the developer. We film the build, walk the route to the beach and release each installment only after a stage checks out.

Where does the Rp 973,500 nightly rate come from?

We start from the AirROI rate for Cemagi and scale it down for a 32 m² unit, well below the villas that set the corridor median. Occupancy follows professionally managed stays. Demand here drifts in from Canggu, so the base case sits lower, at 65%. Costs absorb 40% of revenue, and the output is our estimate, not a promise.

How does the 20-year extension work?

You buy 24 or 30 years through a master lease, and the extension comes straight from the landowner rather than the developer. Talks can begin three months after you sign. We want the extension price and terms in writing before you rely on them, since they sit outside the purchase contract.

Is a field-view lot worth the extra?

Lots 1–16 and 23–26 face the rice fields, while lots 17–22 have no view and sit at the bottom of the range. The spread across the whole list runs from Rp 1.03 bn to Rp 1.12 bn, with lease length accounting for part of it. For nightly rental, a view usually shows up in photos and reviews, so we'd price both options before you choose.

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