BALANGAN
Rp 5.10 bn/ 34 years
Dreamland Villas · 2BR villa
Balangan · 2-bedroom villa
- 2 bedrooms
- 137 m²
- leasehold 34
See details
BALANGAN · ID RR-2714
Dreamland Villas: three-bedroom villa, 142.85 m², on two levels in Balangan
Traveling groups and larger families get three bedrooms, each with a private bathroom, plus a pool of their own, 500 m from the ocean. Prices start at Rp 5.88 bn for a 34-year leasehold. Only two of the ten three-bedroom villas remain, and the developer plans handover for Q4 2026.
Unit in Dreamland Villas · units listed: 3
- Leasehold 34 years
- 70% built
- Three bathrooms
- 3bedrooms
- 3en-suite baths + guest WC
- 142.85 m²floor area · 2 levels
- 168–289 m²land plot
- Leasehold34 years
- Q4 2026handover
Property
What you get
The largest Dreamland layout sits on the same ridge between Bingin and Dreamland, 500 m from the water, on bigger land: plots run from 167.8 to 288.74 m². The house covers 142.85 m² (≈ 1,540 sq ft) across two levels. The complex has ten of them, and only two are still for sale. From the gate it's two minutes to Bingin Beach and five to Padang Padang.
On the ground floor, 64.2 m² takes in a 32.75 m² kitchen-living room, a 13 m² bedroom with a bathroom, a guest WC, a stair hall and a utility room. The upper floor, 78.65 m², has two more 13 m² bedrooms, each with a 6.2 m² bathroom, and a 29.15 m² terrace. Teak lines the interiors and ulin hardwood covers the deck. Walls and floors carry 60 dB sound insulation on a steel frame. With three separate parties under one roof, that's the difference between rest and complaints.
Ownership is a 34-year leasehold. The developer puts the land in the Pariwisata tourism zone, a claim we're matching to the RDTR. Pricing opens at Rp 5.88 bn, and Rp 53.1 million reserves a villa. Neither the first installment nor the balance schedule is final, so we're getting both from the developer in writing.
The numbers for this property
Dreamland Villas · 3BR villa yield: gross and net
The developer's materials show 13.7% in the first year, from Rp 1.66 bn of revenue and Rp 860 million of profit on the Rp 5.88 bn villa. Below is our model: three occupancy cases at a Rp 3.5 million nightly rate, after the manager's fee, tax and upkeep come off.
Gross 15.4%≈ Rp 904 million a year at 70% occupancy and Rp 3.5 million a night
Net 9.2%≈ Rp 543 million a year · payback ≈ 10.8 years
- Gross rental incomeRp 904 million15.4% of price · rate Rp 3.5 million, occupancy 70%
- Management companyRp 163 million18% of revenue · market range 15–25%
- TaxRp 90.4 million10% of rental income · rate depends on the structure
- Wear and upkeepRp 109 million12% of revenue · vacancy between stays, supplies, repairs
- Net to youRp 543 million9.2% of price · payback ≈ 10.8 years
| Occupancy | Gross income | Expenses 40% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 60%cautious | Rp 775 million | Rp 310 million | Rp 465 million | 7.9% | 12.6 years |
| 70%base | Rp 904 million | Rp 362 million | Rp 543 million | 9.2% | 10.8 years |
| 80%strong | Rp 1.03 bn | Rp 413 million | Rp 620 million | 10.5% | 9.5 years |
Where the numbers come from
- Developer's figures
- The developer's materials show 13.7% in the first year, from Rp 1.66 bn of revenue and Rp 860 million of profit on the Rp 5.88 bn villa. Shown as published. They are not part of our model.
- Nightly rate
- Rp 3.5 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 · 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.
Ownership
Ownership & what you actually get
The lease gives you 34 years. Our math starts that clock at the Q4 2026 handover, since the construction months shouldn't eat into your term. No extension terms appear in the developer's pack, and we'd write them into the agreement. The PBG number and the zoning extract are still outstanding. An SLF and a rental license follow completion.
| 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 yearsWe measure the remaining years from the handover date. Renewal conditions, if agreed, get written into the deal. |
| Zoning | Pariwisata tourism zone, developer's dataBefore any money moves, we match the claim to the RDTR map and the PKKPR in the permit pack. |
| Building approval (PBG) | To confirmThe number and a copy of the approval come to us ahead of the reservation. |
| Developer | FEEELS Development (PT Feeels Invest Bali), to confirmThat company appears on the permit documents. Our checks cover its corporate record and the buildings it has already delivered. |
| Certificate of occupancy (SLF) | Once building endsThe rental license depends on this certificate. For that reason your installments track construction progress, not 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 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 | Full fit-out, Q4 2026Every piece of furniture and each appliance goes on a signed list attached to the agreement. |
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
Hi, I'm Gusti. Want the full price list and payment plan for Dreamland Villas · 3BR villa?
Leave your WhatsApp and I'll send it today, with the net yield worked out.
Terms
Dreamland Villas · 3BR villa payment schedule
- ReservationA Rp 53.1 million deposit takes the villa off the market during due diligence.
- Construction stagesThe first installment reads 20% (Rp 1.18 bn) in the purchase outline and 50% (Rp 2.94 bn) in the installment table; later payments track the build.
- HandoverWe walk the house with you or for you, check the paperwork, and the keys go to you or your manager.
Since the presentation gives two different first installments, the signed agreement settles the figure. We push for the final payment to wait until the SLF and the handover report exist.
Location
Location: Bingin · Uluwatu
Uluwatu's cliff villages earn Rp 4.3 million per booked night and fill 46% of the calendar, the best rate-to-demand balance in south Bali. The catch: 26.1% of local listings stand on agricultural or conservation land. A clean zoning file is worth more here than an ocean view, and we check it first.
- Bingin Beach2 min
- Dreamland Beach3 min
- Padang Padang5 min
- Ngurah Rai Airport≈ 40 min
Surfers made Bingin the priciest place on the island per night. Plan cash flow around a steep drop between peak season and the wet months.
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 · 3BR villa
Is there a buyer's fee from Rise Real Bali on the Dreamland 3BR?
No. Your price equals the developer's list, and our commission sits on the developer's side. Our due diligence happens before the deposit and costs you nothing: land records, every lease in the chain, the permits, and for this villa the missing PBG copy plus a zoning extract. Findings arrive as a written report. A failed check means we drop the deal at no charge.
How do I buy a three-bedroom at Dreamland remotely?
You tour the villa with a broker on a live video call, and we send current footage from the site so you can judge progress yourself. Signing happens before a notary acting on your written authority, so you stay home. The Rp 53.1 million deposit travels by bank wire. After the Q4 2026 completion we run the handover inspection and record defects before you accept the keys.
How did you model income for the three-bedroom?
AirROI's trailing-year rate for Bingin, adjusted for a third bedroom, puts a night at Rp 3.5 million. We test 60, 70 and 80% occupancy. Those cases assume a professional manager, and we remove 40% of revenue for the manager, tax, wear and upkeep before showing net income. The developer's 13.7% figure sits above ours, and neither number is a guarantee.
What's in the Rp 5.88 bn price?
The developer's presentation lists the three-bedroom from Rp 5.88 bn with a 34-year lease. You get 142.85 m² of house on a plot between 168 and 289 m², three bedrooms that each have a bathroom, a private pool, parking and furniture throughout. Just two lots of this type are left. The exact lot price still needs a check against the developer's live sheet.
Why pick the three-bedroom over the smaller Dreamland villas?
Groups and families book three-bedroom houses, and here nobody shares a bathroom, so friends can split a stay comfortably. The land is bigger too, up to 289 m² against about 150 m² for the two-bedroom. Teak inside, an ulin deck outside and 60 dB insulation between floors let two families sleep on different levels without hearing each other.
Properties
