BALANGAN · ID RR-2196

Dreamland Villas: one-bedroom villa, 64 m², on a 188 m² plot in Balangan

Only one of the four one-bedroom villas at Dreamland is still for sale: 64.21 m² of house on a 187.89 m² plot with its own pool, 500 m from the ocean. It sells for Rp 5.16 bn with 34 years of leasehold. After handover in Q4 2026, our base case nets about Rp 380 million a year, or 7.4% of the price.

Unit in Dreamland Villas · units listed: 3

  • Leasehold 34 years
  • 70% built
  • 20% at contract
  • 1bedroom
  • 1bathroom
  • 64.2 m²living area
  • 187.9 m²plot
  • Leasehold34 years
  • Q4 2026handover

Property

What you get

The house is compact, the land isn't: 64.21 m² (≈ 690 sq ft) of living space on 187.89 m² of plot. Inside there's a 32.9 m² kitchen and living room, one bedroom, a bathroom, a laundry and a utility room. Outside you have a private pool and parking. The complex has four villas of this type, and three have already gone.

Near Bingin, demand comes from surfers and couples all year. A one-bedroom with a pool two minutes from the beach suits their typical stay of five to ten nights, and guests don't pay for bedrooms they won't use. That keeps this format among the easiest to rent in the area.

We model it at Rp 2.5 million a night, the going rate for one-bedroom pool villas around Bingin. Big clifftop villas pull the area median up to Rp 4.3 million, and a one-bedroom shouldn't borrow their numbers. At 70% occupancy, with 40% going to management, tax, wear and upkeep, you keep about Rp 380 million a year. The cautious 60% case gives 6.3% net, and the strong 80% case gives 8.4%.

The numbers for this property

Dreamland Villas · 1BR villa yield: gross and net

The developer's materials promise 10.5–12%, based on Rp 4.3 million a night and 86% occupancy with no costs deducted. Below is our model: a Rp 2.5 million nightly rate, three occupancy levels, and management, tax, wear and upkeep subtracted.

Gross 12.3%≈ Rp 633 million a year at 70% occupancy and Rp 2.5 million a night Net 7.4%≈ Rp 380 million a year · payback ≈ 13.6 years
  • Gross rental incomeRp 633 million12.3% of price · rate Rp 2.5 million, occupancy 70%
  • Management companyRp 114 million18% of revenue · market range 15–25%
  • TaxRp 63.3 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 76.0 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 380 million7.4% of price · payback ≈ 13.6 years
Occupancy scenarios: Dreamland Villas · 1BR villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 543 millionRp 217 millionRp 326 million6.3%15.9 years
70%baseRp 633 millionRp 253 millionRp 380 million7.4%13.6 years
80%strongRp 724 millionRp 289 millionRp 434 million8.4%11.9 years

Where the numbers come from

Developer's figures
The developer's materials promise 10.5–12%, based on Rp 4.3 million a night and 86% occupancy with no costs deducted. Shown as published. They are not part of our model.
Nightly rate
Rp 2.5 million, our estimate for the area: AirROI puts average revenue per listing in Balangan at Rp 4.3 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Balangan market runs at 46% across all AirROI listings; Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 60% cautious, 70% base and 80% strong.
Costs
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
Balangan 3.0: 17.6% net at 70% occupancy; Dreamland Villas · 2BR villa: 9.6% net at 70% occupancy; Dreamland Villas · 3BR villa: 9.2% net at 70% 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

Your right is a 34-year leasehold, and the count that matters begins at handover in Q4 2026. You put down a reservation deposit, sign a PPJB with the developer, and register the lease with a notary once the villa is complete. The SLF and a rental license arrive after completion. Until then, we're checking zoning and the PBG.

Ownership and permits: Dreamland Villas · 1BR 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 term34 yearsYour 34 years should run from the day you get the keys. We write that start date and any renewal terms into the contract.
ZoningTo confirm (RDTR)An RDTR and OSS check tells us what the plot allows. We run it before your deposit instead of taking anyone's word.
Building approval (PBG)To confirmThe approval number and its extract come to us before you pay anything.
DeveloperDreamland Villas, company to confirmThe sales deck gives only the project name. We request the company details, the land certificate extract and the PBG.
Certificate of occupancy (SLF)After constructionNo SLF means no rental license, which is why your installments follow finished stages rather than dates.
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 handoverFull · Q4 2026Your contract gets an appendix that itemizes each piece of furniture and every appliance.
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

Dreamland Villas · 1BR villa payment schedule

  1. ReservationRp 53.1 million takes this last one-bedroom off the market.
  2. ContractYou pay 20% of the price when you sign with the developer.
  3. Construction stagesThe rest follows the contract; we ask for a schedule drawn up for this villa.
  4. HandoverAfter inspection and paperwork, the management company takes over the rentals.

At 70% built, a long payment tail makes no sense. We push to settle the balance once the regency issues the SLF and you've signed for the keys.

Location

Location: Bingin · Uluwatu

The south coast pairs the island's highest nightly rates, about Rp 4.3 million, with 46% occupancy. Just over a quarter of listings here (26.1%) stand on farmland or conservation land, so the permit check matters more than the view.

Uluwatu temple on its cliff, with bougainvillea and the sea below
Uluwatu · Badung · 2 min to Bingin Beach
  • Bingin Beach2 min
  • Dreamland Beach3 min
  • Padang Padang5 min
  • Ngurah Rai Airport≈ 40 min

Bingin draws a surf crowd that pays top rates, but bookings swing hard between high and low season.

Bingin · Uluwatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 146hotels
  • 29restaurants
  • 9spas
  • 8shops
  • 6gyms
  • 5cafés
  • 3sights

Closest places

  • Amaka Villashotel · 155 m
  • Reform Pilates Studiogym · 161 m
  • Kupu Kupu Villashotel · 162 m
  • Villa Bingin Oasishotel · 166 m
  • Casa Jamuhotel · 171 m
  • Muzeum Villashotel · 172 m
  • Room Bingin Oasishotel · 174 m
  • Villa Moanahotel · 178 m

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

Straight answers

Questions about Dreamland Villas · 1BR villa

What does Rise Real Bali charge when I buy the Dreamland one-bedroom?

Zero. Our commission is the developer's expense, and the villa costs you its sticker price. We also pay for the pre-deposit checks ourselves. On this one-bedroom they cover the developer's legal entity, the land extract, whether the 34 years start at handover, the PBG number and what RDTR zoning allows on the plot. What we find, including anything unresolved, lands in a written summary for you.

Can I buy this 1BR villa remotely?

You can. We walk you through the build over Zoom, and a Bali notary puts pen to paper under your signed authority. With 70% built and handover targeted for Q4 2026, we'll be the ones walking through at acceptance, checking every item of furniture against the list. We also try to hold back the last installment until the SLF and the handover certificate exist.

Where do the yield numbers come from?

We take AirROI data for the area and adjust it for type. For a one-bedroom villa near Bingin that comes to about Rp 2.5 million a night. Occupancy follows the professionally managed segment, with 70% as the base case, and costs take 40% of revenue. The developer shows income before costs, and we show what's left after. It's an estimate, not a guarantee.

Why is your figure lower than the developer's 10.5–12%?

The developer runs the villa at Rp 4.3 million a night and 86% occupancy, and quotes income before any expenses. That rate matches the area median, which large clifftop villas drive. We price a one-bedroom at Rp 2.5 million, use 70% occupancy and deduct 40% for management, tax and upkeep. That puts the base case at 7.4% net, about Rp 380 million a year.

How much do I need to reserve the one-bedroom?

Rp 53.1 million holds the villa. When you sign the contract with the developer, 20% of the price is due, and the balance follows a schedule we request for this unit. Since only one of the four remains, the reservation mainly buys time for our checks on the land, the permits and the developer's entity before the 20% goes out.

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