BALANGAN · ID RR-2707

Dreamland Villas: two-bedroom pool villa, 136.8 m², two floors, Balangan

Couples and small families get a pair of bedrooms with their own bathrooms, a pool of their own and a 32 m² rooftop terrace, all 500 m from the ocean. Entry is Rp 5.10 bn on a 34-year leasehold, about what the one-bedroom costs. The complex stands about 70% built, with handover planned for Q4 2026.

Unit in Dreamland Villas · units listed: 3

Leasehold 34 years
70% built
Two floors

2bedrooms
2bathrooms + guest WC
136.8 m²house area · 2 floors
127–150 m²plot
Leasehold34 years
Q4 2026handover

Property

What you get

Half a kilometer from the water, the villa sits on high ground with Bingin on one side and Dreamland on the other. You get 136.8 m² (≈ 1,470 sq ft) over two floors on a plot of 126.66 to 150.32 m². Dreamland Villas has twelve two-bedroom houses, and six of them are still for sale. Bingin Beach is two minutes away, Padang Padang five.

Downstairs, 63.85 m² holds a 32.55 m² kitchen and living room around an island, a 14.5 m² bedroom with its own bathroom, a guest WC and a utility room. Upstairs adds 72.95 m²: a 21.3 m² main bedroom with a bathroom and a 32.25 m² sunset terrace with a barbecue. Walls on the steel frame are soundproofed to 60 dB, and in a dense neighborhood that keeps guests sleeping and reviews clean. Pool, parking and full furniture come with it.

The lease runs 34 years. According to the developer, the plot falls in the Pariwisata tourism zone, and we're checking that against the RDTR map. The two-bedroom costs almost what the complex asks for its one-bedroom. A Rp 53.1 million deposit holds one of the six open lots while our checks run. The first installment and the balance schedule are still due from the developer.

The numbers for this property

Dreamland Villas · 2BR villa yield: gross and net

The developer quotes 12.4% for year one: Rp 1.39 bn of revenue and Rp 678 million of profit, assuming the area's Rp 4.3 million nightly rate and 86% occupancy. Below is our model, priced at Rp 3.2 million per night for two bedrooms in Bingin, after management, tax, wear and upkeep.

Gross 16.0%≈ Rp 814 million a year at 70% occupancy and Rp 3.2 million a night Net 9.6%≈ Rp 488 million a year · payback ≈ 10.4 years

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

Gross rental incomeRp 814 million16.0% of price · rate Rp 3.2 million, occupancy 70%
Management companyRp 147 million18% of revenue · market range 15–25%
TaxRp 81.4 million10% of rental income · rate depends on the structure
Wear and upkeepRp 97.7 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 488 million9.6% of price · payback ≈ 10.4 years

Occupancy scenarios: Dreamland Villas · 2BR villa
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
60%cautious	Rp 698 million	Rp 279 million	Rp 419 million	8.2%	12.2 years
70%base	Rp 814 million	Rp 326 million	Rp 488 million	9.6%	10.4 years
80%strong	Rp 930 million	Rp 372 million	Rp 558 million	10.9%	9.1 years

Where the numbers come from

Developer's figures: The developer quotes 12.4% for year one: Rp 1.39 bn of revenue and Rp 678 million of profit, assuming the area's Rp 4.3 million nightly rate and 86% occupancy. Shown as published. They are not part of our model.
Nightly rate: Rp 3.2 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 · 3BR villa: 9.2% net at 70% occupancy; Dreamland Villas · 1BR villa: 7.4% 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.

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Ownership

Ownership & what you actually get

Your leasehold lasts 34 years, and the count that matters to us begins when you get the keys in Q4 2026. The developer's pack says nothing about an extension, which we'd settle in the contract text. Two papers are missing so far: the building approval (PBG) number and a zoning extract. An occupancy certificate and a rental license arrive after the builders leave.

Ownership and permits: Dreamland Villas · 2BR villa
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	34 yearsWhat counts is the term left at handover, not at purchase. Any renewal wording goes into the contract.
Zoning	Pariwisata (tourism), per developerAn RDTR and PKKPR extract from the developer's pack has to confirm it before the deposit. A seller's word isn't enough.
Building approval (PBG)	To confirmWe ask for the approval number and a copy before you reserve.
Developer	FEEELS Development (PT Feeels Invest Bali), to confirmThe permit papers in the pack name this company. We pull its registry extract and look at the projects it has completed.
Certificate of occupancy (SLF)	After construction endsNo SLF means no rental license, so each payment follows a building stage rather than a calendar date.
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	Fully furnished, Q4 2026The list of furniture and appliances becomes an appendix to the contract.

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 full price list and payment plan for Dreamland Villas · 2BR villa?

Leave your WhatsApp and I'll send it today, with the net yield worked out.09:41

Terms

Dreamland Villas · 2BR villa payment schedule

ReservationRp 53.1 million holds your villa while we finish the checks and you sign with the developer.
Construction stagesOne table in the presentation shows a 20% first installment (Rp 1.02 bn), another shows 50% (Rp 2.55 bn), and the balance follows the contract schedule.
HandoverYou accept the finished villa and its documents, then move in or pass it to a rental manager.

The developer's two first-installment figures don't match, so the PPJB will fix the real one. We also want the SLF and the handover certificate in hand before the final payment.

Location

Location: Bingin · Uluwatu

The plateau puts you between two surf beaches, Bingin two minutes down the road and Dreamland three. Nightly averages here reach Rp 4.3 million with 46% of nights sold, a pairing nothing else in the south beats. Yet 26.1% of local listings sit on farmland or protected land, so the plot's paperwork matters more than the view.

Uluwatu: clifftop temple lookout with bougainvillea over the ocean — Uluwatu · Badung · 2 min to Bingin Beach

Bingin Beach2 min
Dreamland Beach3 min
Padang Padang5 min
Ngurah Rai Airport≈ 40 min

Bingin charges the highest nightly rates in Bali, and most of that money lands in the dry season. Budget for quiet months.

Bingin · Uluwatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

147hotels
29restaurants
9spas
8shops
6gyms
5cafés
3sights

Closest places

CASA KĀYAhotel · 109 m
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

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

Straight answers

Questions about Dreamland Villas · 2BR villa

What does Rise Real Bali charge when I buy a two-bedroom at Dreamland Villas?

Zero. Your contract carries the developer's list price, and our commission is the developer's cost, settled apart from your payment. We pay for the checks ourselves and run them ahead of any deposit: land, the lease chain, permits. On this villa we still lack the PBG number and the zoning extract. A written report lists what's open, and a failed check ends the deal at no cost to you.

Can I buy the Dreamland 2BR villa without flying to Bali?

Yes. Our broker tours the site with you over video and keeps sending new photos and clips as the build moves. A notary handles your signature with the developer, using a proxy you grant, and you wire the Rp 53.1 million deposit from home. At completion in Q4 2026 we inspect the villa in person and list every defect before anyone signs off.

Where do the yield numbers come from?

AirROI gives us the Bingin rate, and a two-bedroom adjustment brings it to Rp 3.2 million a night. Three occupancy cases follow, 60%, 70% and 80%, all assuming a professional manager. Before any profit shows, 40% of revenue goes to the manager, tax, wear and upkeep. The developer reaches 12.4% using a higher nightly rate and 86% occupancy. Our figure is an estimate, and so is theirs.

How much is the two-bedroom villa and what does the price cover?

The developer's presentation starts the two-bedroom at Rp 5.10 bn on a 34-year leasehold. That buys the 136.8 m² house on a 127–150 m² plot, a private pool, parking and full furniture. Six of the twelve two-bedroom villas are still available. We're checking the exact lot price against the developer's current availability sheet.

Who is the two-bedroom Dreamland villa a good fit for?

A couple who wants a Bali base with a spare room, or an investor who wants a nightly-rental villa for roughly the one-bedroom's money. Both bedrooms have their own bathroom, so two couples can share one booking. The rooftop terrace with its barbecue and sunset view is the shot that sells the listing.

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