UNGASAN · ID RR-3057

Eternal Villas: two-bedroom villa, 141.7 m², on Jalan Kahuripan II, Ungasan

Finishing works are underway on this 141.7 m² two-bedroom villa, set on a 107.9 m² plot. Both bedrooms sit on the ground level, while the living room and the infinity pool take the upper floor. You get three bathrooms and a zen garden. The lease is 25 years, and the price is Rp 7.08 bn.

Unit in Eternal Villas

  • Leasehold 25 years
  • Finishing
  • Upper-level infinity pool
  • 2bedrooms
  • 3bathrooms
  • 141.7 m²villa size
  • 107.9 m²plot
  • 25 yearsleasehold
  • Finishingstage

Property

What you get

This is the smaller Eternal Villas layout, 141.7 m² (≈ 1,525 sq ft). The working drawings give the ground floor 97.17 m²: two bedrooms of 24.8 m² each, two bathrooms, a hall, a front garden and a back yard. Upstairs, 86.3 m² holds a 31.61 m² living room, the kitchen, a work nook, a third bathroom, a terrace and a 15.77 m² pool.

Think of a couple, or two couples, staying a week or two. Each bedroom works as a separate master suite, and the private pool looks across the plateau. The developer promises a glass pool wall visible from the bedroom and a zen garden off the bathroom. The drawings show a 120 m² plot while our database says 107.9 m², and we're confirming which is right.

Here's how we model income. We use Rp 3.1 million a night, above the Ungasan median of Rp 2.6 million, since a two-bedroom with a private pool rents above the middle of the market. Occupancy runs 55% cautious, 65% base and 75% strong, and costs take 40% of revenue. At the base case you keep about Rp 441 million a year, a 6.2% net yield on the price.

The numbers for this property

Eternal Villas · 2BR villa, 141.7 m² yield: gross and net

The developer's official materials quote Rp 9.2 million a night at 74% occupancy for the two-bedroom, a net annual profit of Rp 1.69 bn and a 13.83% yield. Below, we run our own case at Rp 3.1 million a night for Ungasan and deduct management, tax, wear and upkeep.

Gross 10.4%≈ Rp 735 million a year at 65% occupancy and Rp 3.1 million a night Net 6.2%≈ Rp 441 million a year · payback ≈ 16.1 years
  • Gross rental incomeRp 735 million10.4% of price · rate Rp 3.1 million, occupancy 65%
  • Management companyRp 132 million18% of revenue · market range 15–25%
  • TaxRp 73.5 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 88.2 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 441 million6.2% of price · payback ≈ 16.1 years
Occupancy scenarios: Eternal Villas · 2BR villa, 141.7 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 622 millionRp 249 millionRp 373 million5.3%19.0 years
65%baseRp 735 millionRp 294 millionRp 441 million6.2%16.1 years
75%strongRp 848 millionRp 339 millionRp 509 million7.2%13.9 years

Where the numbers come from

Developer's figures
The developer's official materials quote Rp 9.2 million a night at 74% occupancy for the two-bedroom, a net annual profit of Rp 1.69 bn and a 13.83% yield. Shown as published. They are not part of our model.
Nightly rate
Rp 3.1 million, our estimate for the area: AirROI puts average revenue per listing in Ungasan at Rp 2.6 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Ungasan market runs at 38.8% across all AirROI listings; Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 55% cautious, 65% base and 75% strong.
Costs
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
EVERY Bali · Villa L 3BR: 5.4% net at 65% occupancy; EVERY Bali · Villa S 2BR: 6.7% net at 65% occupancy; EVERY Bali · 2BR apartment: 6.2% net at 65% 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 two-bedroom sits on a 25-year land lease with priority renewal, as our database records it for this layout. The renewal carries no number yet, and the developer's deck mentions 27 years for the project. You start with a refundable deposit, pay 30% as you sign the preliminary contract, then take the main lease with the keys. SLF comes after completion.

Ownership and permits: Eternal Villas · 2BR villa, 141.7 m²
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 term25 years with priority renewalFor this layout our records show 25 years plus priority renewal. The three-bedroom shows 27, and the developer's deck uses 27 for everything. We want the term and the renewal formula signed off in writing and count your years from handover.
ZoningTourism (Tourism/Mixed)We pull an RDTR extract for the plot to confirm the tourism zoning before any deposit.
Building approval (PBG)Stated, copy requestedFlagged in our records without the document. The permit number and extract come to you first.
DeveloperArconiqueWe check the developer's track record and the land lease. Its PT isn't named in public materials, so we request the company details up front.
Certificate of occupancy (SLF)After constructionWith the villa in finishing, the SLF can only follow handover. No SLF, no short-term rental license, which is why tranches track real progress.
Short-term rental license (NIB)To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid short-term 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 handoverHandover date not givenThe build is in finishing. The contract appendix will fix the key date and every furniture item.
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

Eternal Villas · 2BR villa, 141.7 m² payment schedule

  1. ReservationYou place a refundable Rp 35.4 million and receive the complete paperwork to review.
  2. AgreementOnce the review comes back clean, 30% goes in with the preliminary lease and build contract.
  3. Construction stagesThree payments, each released after we confirm progress.
  4. HandoverA closing 5% moves when you sign the main land lease and take the keys.

Two plans appear in the developer's deck: 30 / 30 / 25 / 10 / 5 tied to 40, 65 and 85% completion, or 20 / 20 / 15 / 15 / 30 with the last part paid evenly across a year after handover. A later page of that deck shows 30 / 30 / 20 / 15 / 5 instead. We settle the actual schedule in the PPJB after our checks.

Location

Location: Jalan Kahuripan II · Ungasan

Jalan Kahuripan II lies in the residential middle of Ungasan, a short drive from Dreamland and Balangan. The trade-off is a car or scooter for every beach day, balanced by lower prices than the Uluwatu cliff line.

Eternal Villas 2BR: open living and dining room by the pool
Ungasan · Badung · Jl. Kahuripan II
  • Ocean≈ 3.1 km
  • Dreamland Beach≈ 10 min, per the developer
  • Balangan Beach≈ 10 min, per the developer
  • Bingin≈ 15 min, per the developer
  • Jimbaran Sidewalk Mall≈ 15 min, per the developer
  • Melasti Beach≈ 20 min, per the developer

Guests book this part of Ungasan for surf beaches and quiet nights. Walking to dinner isn't an option, so your listing should mention transport.

Jalan Kahuripan II · Ungasan · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 38restaurants
  • 17hotels
  • 12cafés
  • 11shops
  • 4sights
  • 3gyms
  • 2clinics

Closest places

  • DFC gymgym · 129 m
  • waroeng blangkonrestaurant · 130 m
  • Point One Fitnessgym · 147 m
  • EL MERKAT Resto&Boutique Deli gourmet Cateringrestaurant · 166 m
  • Circle Kshop · 186 m
  • Warung Makan MADErestaurant · 205 m
  • Jasmine Massage Salonspa · 226 m
  • maw coffee & kitchencafé · 236 m

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

Straight answers

Questions about Eternal Villas · 2BR villa, 141.7 m²

What does Rise Real Bali charge when I buy the Eternal Villas two-bedroom?

Zero. Arconique's list price already covers our fee. We run the document review before your deposit at our expense: the land records, the ownership form and the permits. For this villa we also chase the renewal formula, the key date, the PBG extract and the developer's PT. You get the answers as they arrive, unedited.

Can I buy this two-bedroom from overseas?

Yes. You see it on a Zoom tour, then sign by power of attorney at a notary, and our team handles acceptance. The villa is in finishing, and there's no key date from the developer yet. We release tranches against confirmed readiness, and the closing payment moves only against the documents and the main land lease.

Where do the net yield numbers for this villa come from?

We start from about Rp 3.1 million a night, AirROI's Ungasan data adjusted for a two-bedroom with a private pool. Base occupancy of 65% reflects professionally managed villas in our segment. Our cost line, at 40% of revenue, covers management, tax, wear and upkeep. That gives a Rise Real Bali estimate, and nobody can promise the income.

How many bedrooms and bathrooms does the villa have?

Two bedrooms and three bathrooms. Both 24.8 m² bedrooms sit on the ground floor, and each has its own bathroom. The third, for guests, is upstairs next to the living room and kitchen. The 15.77 m² pool and the terrace are on the upper level too. All areas come from the developer's working drawings.

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