PERERENAN · ID RR-3106

Elysium eco-city: two-bedroom apartment, 69.95 m², in Pererenan

This 69.95 m² turnkey apartment at Elysium costs Rp 4.42 bn and sleeps a family or two couples, with two separate bedrooms, two bathrooms and a full kitchen. The lease runs 27 years with 30 more of extension. Residents share the complex's two pools, spa and rooftop restaurant.

Unit in Elysium eco-city Pererenan · units listed: 3

Leasehold 27 + 30 years
Under construction
Turnkey

2bedrooms
2bathrooms
69.95 m²living area
Leasehold27 + 30 years
605 mto the ocean

Property

What you get

The 69.95 m² (≈ 755 sq ft) splits into two bedrooms and an open living room with the kitchen. The bedrooms sit apart, each has a bathroom to itself, and the kitchen is full-size rather than a kitchenette tucked into a corner. Finishes and furniture come turnkey.

This size fills a gap in Pererenan. Studios and one-bedroom units are everywhere, while two-bedroom apartments within walking distance of the ocean are much scarcer. Its guests stay longer and pay more steadily.

Our model for this unit uses Rp 2.3 million a night, the level two-bedroom apartments fetch in Pererenan. The base case is 70% occupancy, bracketed by 60% and 80%. Running costs eat 40% of revenue. That leaves about Rp 353 million a year in the base case, or 8.0% on the price.

Developer: BREIG, all projects and terms

The numbers for this property

Elysium eco-city · 2BR apartment yield: gross and net

BREIG doesn't quote a yield for the two-bedroom apartment. Our model below runs on Rp 2.3 million a night, the going Pererenan rate for this size, net of fees, tax, wear and upkeep.

Gross 13.3%≈ Rp 588 million a year at 70% occupancy and Rp 2.3 million a night Net 8.0%≈ Rp 353 million a year · payback ≈ 12.5 years

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

Gross rental incomeRp 588 million13.3% of price · rate Rp 2.3 million, occupancy 70%
Management companyRp 106 million18% of revenue · market range 15–25%
TaxRp 58.8 million10% of rental income · rate depends on the structure
Wear and upkeepRp 70.5 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 353 million8.0% of price · payback ≈ 12.5 years

Occupancy scenarios: Elysium eco-city · 2BR apartment
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
60%cautious	Rp 504 million	Rp 202 million	Rp 302 million	6.8%	14.6 years
70%base	Rp 588 million	Rp 235 million	Rp 353 million	8.0%	12.5 years
80%strong	Rp 672 million	Rp 269 million	Rp 403 million	9.1%	11.0 years

Where the numbers come from

Developer's figures: BREIG doesn't quote a yield for the two-bedroom apartment. Our model below runs on Rp 2.3 million a night, the going Pererenan rate for this size, net of fees, tax, wear and upkeep.
Nightly rate: Rp 2.3 million, our estimate for the area: AirROI puts average revenue per listing in Pererenan at Rp 3 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy: the Pererenan 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: 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: TAO Club House · Studio 28 m²: 11.0% net at 70% occupancy; TAO Club House · Studio 39 m²: 10.3% net at 70% occupancy; Elysium eco-city · Studio 27 m²: 9.5% 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

A notarized sale and purchase agreement (PPJB) comes first, and the notary registers the lease at handover. The lease itself lasts until May 10, 2053, with 20 guaranteed renewal years at market price and 10 more under a priority right. BREIG holds the building approval now. The occupancy certificate (SLF) and rental license only exist after completion.

Ownership and permits: Elysium eco-city · 2BR apartment
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 + 30 yearsThe contract runs to May 10, 2053. After it, you get a guaranteed 20-year renewal at market price, then a 10-year priority right on the next term. Your clock effectively starts at handover.
Zoning	Tourism zone (tourism/mixed), per the developerBefore any money moves, we look the plot up in RDTR and OSS ourselves.
Building approval (PBG)	PBG-510302-26102024-01We take the number from the developer's documents and request the registry extract before you commit.
Developer	BREIGThe group counts 17 projects on the island and 11 handovers. Our checks cover the contracting company, past deliveries and the ground lease.
Certificate of occupancy (SLF)	After completionA rental license needs the SLF first. We tie each payment to a finished stage instead of a calendar date.
Short-term rental license (NIB)	After completionAirbnb, 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	Turnkey, handover Q2 2028Your contract carries the fit-out list as an appendix, so the handover check runs item by item. Warranties run 25 years for the structure, three for systems and finishes, two for waterproofing.

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

Elysium eco-city · 2BR apartment payment schedule

ReservationReserving takes the apartment off sale during the document check.
25% down paymentYou pay a quarter of the price after the notary agreement and a clean due diligence.
25-month installmentsEqual interest-free monthly payments cover the balance until completion.
HandoverThe closing payment follows the acceptance report and the full document pack.

This follows BREIG's standard plan of 25% down and 25 monthly installments. Exact amounts and dates go into the PPJB after due diligence.

Location

Location: Pererenan · Badung

The beaches and breaks match Canggu's, but the streets are calmer and the plots wider. Pererenan runs at 45–48% occupancy, ahead of central Canggu, because new supply hasn't matched demand. Construction around the fields keeps picking up pace.

Elysium eco-city 2BR apartment: main pool with sun loungers — Pererenan · Badung · Mengwi

Ocean605 m
Pererenan Beach≈ 7 min
Central Canggu≈ 12 min
Supermarket and cafés3–5 min
Ngurah Rai Airport≈ 50 min

Families pick Pererenan to stay near Canggu without living in it: ten minutes to the surf and cafés, green fields at the door. Expect slow traffic at peak hours on the way into Canggu.

Pererenan · Badung · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

35restaurants
31hotels
10cafés
8sights
4beaches
4spas
4shops

Closest places

The Lodgerestaurant · 381 m
Honey,café · 464 m
Padi Padi Cafecafé · 465 m
Rizerestaurant · 469 m
BornBrightrestaurant · 484 m
Rootsrestaurant · 492 m
Shelter Restaurantrestaurant · 494 m
Premier surf and restorestaurant · 495 m

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

Straight answers

Questions about Elysium eco-city · 2BR apartment

How much does Rise Real Bali charge for the 2BR apartment?

No fee to you. BREIG covers our commission, and you pay list price. Before the deposit our team reviews the land lease at its own cost, runs the zone through RDTR and OSS, and asks for the PBG extract. Any unresolved point lands in a written memo before money leaves your account.

Can I buy this Elysium apartment without visiting Bali?

Yes. On a live Zoom tour we walk the grounds, open the apartment and show you the views and the entrance. Sign a power of attorney wherever you live, and the notary completes the deal for you. Payments go bank to bank. We take on the handover inspection too: a video, a defect list and a held-back final payment until the developer clears every item.

Where does the apartment's yield model come from?

The rate is Rp 2.3 million a night, taken from AirROI data for Pererenan and adjusted for a two-bedroom apartment. The model tries three fill rates for a unit under professional management, 60, 70 and 80%, and keeps 60% of revenue after costs. The base case lands near Rp 353 million net a year, 8.0% of the price. Treat it as our estimate.

How does the 2BR apartment compare with a villa at Elysium?

The apartment sits in a residential block, shares the pool and garden, and measures 69.95 m². A two-bedroom villa has its own plot, its own pool and 113 m² of floor space, and the developer prices it at Rp 6.18 bn. Villas earn a higher nightly rate, while apartments tend to fill more evenly and cost less to maintain.

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