PERERENAN · ID RR-3113

Elysium eco-city: two-bedroom villa with private pool, 113 m², Pererenan

This 113 m² two-bedroom villa at Elysium costs Rp 6.18 bn and, unlike the apartments, stands on its own plot with a private pool. The living room rises two stories over a kitchen island and a terrace facing the water. The lease runs 27 years plus 30 of extension.

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

Leasehold 27 + 30 years
Under construction
Turnkey

2bedrooms
2bathrooms
113 m²house area
Privatepool
Leasehold27 + 30 years
605 mto the ocean

Property

What you get

The house covers 113 m² (≈ 1,215 sq ft), with two bedrooms, a private pool and a plot of your own inside Elysium. The lounge has a double-height ceiling, the kitchen centers on an island, and full-height glass opens onto the terrace and the water. Finishes and furniture come turnkey, same as every other layout in the complex.

Size is only part of the difference from the apartments. The villa has its own entrance and pool, and it looks out on the river and greenery rather than the next building. You still keep the whole complex: reception, spa, restaurant, security and the electric shuttle to Canggu.

Our villa model runs on Rp 3.0 million a night, what two-bedroom pool villas earn in Pererenan. Occupancy sits at 70% in the base case, 60% cautious, 80% strong. Once 40% of revenue covers the operator, tax, wear and repairs, the base case keeps roughly Rp 461 million a year for you. That works out to 7.5% net on the price.

Developer: BREIG, all projects and terms

The numbers for this property

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

BREIG hasn't put out a yield for the villa. The model below starts from Rp 3.0 million a night, what two-bedroom pool villas earn in Pererenan, then subtracts the operator, tax, wear and upkeep.

Gross 12.4%≈ Rp 769 million a year at 70% occupancy and Rp 3.0 million a night Net 7.5%≈ Rp 461 million a year · payback ≈ 13.4 years

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

Gross rental incomeRp 769 million12.4% of price · rate Rp 3.0 million, occupancy 70%
Management companyRp 138 million18% of revenue · market range 15–25%
TaxRp 76.9 million10% of rental income · rate depends on the structure
Wear and upkeepRp 92.3 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 461 million7.5% of price · payback ≈ 13.4 years

Occupancy scenarios: Elysium eco-city · 2BR villa
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
60%cautious	Rp 659 million	Rp 264 million	Rp 395 million	6.4%	15.6 years
70%base	Rp 769 million	Rp 308 million	Rp 461 million	7.5%	13.4 years
80%strong	Rp 879 million	Rp 351 million	Rp 527 million	8.5%	11.7 years

Where the numbers come from

Developer's figures: BREIG hasn't put out a yield for the villa. The model below starts from Rp 3.0 million a night, what two-bedroom pool villas earn in Pererenan, then subtracts the operator, tax, wear and upkeep.
Nightly rate: Rp 3.0 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

For the villa, you take a leasehold that expires May 10, 2053, backed by 20 guaranteed renewal years at market cost plus a decade under a priority right. Paperwork moves from reservation to a PPJB signed at a notary, and the lease goes on the register at handover. BREIG's approval number is on record. SLF and rental licensing follow the build.

Ownership and permits: Elysium eco-city · 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	27 + 30 yearsYour villa's land lease stops on May 10, 2053. The contract adds a 20-year renewal at market price, guaranteed, and a 10-year priority right after that. We count your remaining term from handover.
Zoning	Tourism zone (tourism/mixed), per the developerWe verify the zone in the RDTR map and the OSS registry prior to the deposit.
Building approval (PBG)	PBG-510302-26102024-01The approval number comes from BREIG's own materials. Our team obtains the extract before you pay anything.
Developer	BREIGBREIG lists 17 Bali projects and has handed over 11. We review the company named in your contract, its completed work and the lease on the land.
Certificate of occupancy (SLF)	After completionThe rental license waits on the SLF. Your payments therefore track verified construction progress, not a timetable.
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 2028The contract includes an itemized furniture and appliance list as an appendix. BREIG covers the structure for 25 years, engineering and finishes for 3, waterproofing for 2.

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 villa payment schedule

ReservationYour booking freezes the villa for other buyers while we review the documents.
25% down paymentThe first quarter of the price goes out once you've signed at the notary and the checks come back clean.
25-month installmentsTwenty-five equal monthly payments, interest-free, run until you get the keys.
HandoverWe release the last payment only against the acceptance report and paperwork.

BREIG's default is 25% down. We write the final numbers into the PPJB after checking the project.

Location

Location: Pererenan · Badung

Quieter and roomier than Canggu next door, Pererenan shares its beaches and surf spots. Occupancy across the district averages 45–48%, above the Canggu core, with demand still ahead of supply. New villas keep rising around the rice fields.

Elysium eco-city 2BR villa: the house seen from the river — Pererenan · Badung · Mengwi

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

Villa guests come here for space: river views and paddy fields on every side, with Canggu's beach clubs about ten minutes off. Roads toward Canggu clog at peak hours.

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 villa

What do I pay Rise Real Bali for the Elysium villa?

Nothing on top of the price, since the developer pays our commission. We do the due diligence before your deposit and cover its cost: the land lease, a zoning check in RDTR and OSS, the PBG record and, for a villa, where the plot boundaries run. You receive the list of open items in writing.

Can I buy the villa at Elysium from abroad?

Yes. Our broker streams the site live on Zoom, including the villa plot, the pool area and the approach road. A notary finishes the signing on your power of attorney. Funds travel by bank. On completion we record the inspection, note every defect and hold the last installment until BREIG sorts them out. The management company then gets the keys.

Where does the villa's yield come from?

Our model starts at Rp 3.0 million a night, the AirROI rate for Pererenan adjusted for a two-bedroom pool villa. Scenarios at 60, 70 and 80% occupancy assume a hired manager. We knock 40% off revenue for costs, leaving about Rp 461 million net a year in the base case, 7.5%. It's an estimate, not a guarantee.

Does the Elysium villa come with its own plot?

Yes. The villa has its own fenced plot, entrance and pool, and that land falls under the same lease to 2053 with 30 years of extension. Roads, security and the complex facilities stay shared, and owners pay a service charge for them. We fix the amount of that charge in the contract before the deposit.

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