UNGASAN · ID RR-2112

EVERY Bali: one-bedroom apartment, 47 m², in Ungasan

Rp 2.42 bn buys the cheapest way into EVERY Bali: a 47 m² (≈ 506 sq ft) one-bedroom apartment with a terrace in Ungasan. Owners share the complex's park, big pool and spa. The lease runs 60 years. Half the price is due upfront, and handover lands in Q1 2027.

Unit in EVERY Bali · units listed: 5

  • Leasehold 60 years
  • Under construction
  • Amenities on site
  • 1bedroom
  • 1bathroom
  • 47 m²total area
  • Yesterrace
  • Leasehold30 + 10 + 20 years
  • Q1 2027handover

Property

What you get

Apartment S is the entry ticket to EVERY Bali: one bedroom and a terrace in 47 m², inside one of four blocks with underground parking. The owner package covers the complex's park, 25-meter pool, spa, gym and kids' club.

Ungasan wins on steady demand rather than high rates. Families, people wintering in Bali and visitors to GWK and Melasti Beach make up the market. For a 47 m² unit that's the right guest. Few want a villa for a week here, but plenty book an apartment for a month.

Our model uses Rp 1.3 million a night, below the area's villa median because this is a compact apartment. We run 55% as the cautious case, 65% as base and 75% as strong. Management, tax, wear and upkeep take 40% of revenue. In the base case about Rp 189 million a year stays with you, 7.8% of the price.

The numbers for this property

EVERY Bali · Apartment S 1BR yield: gross and net

The developer quotes 9.5–11% after tax and management, a forecast for a building still under construction. Below is our model: Rp 1.3 million a night for Ungasan, occupancy at 55, 65 and 75%, and management, tax, wear and upkeep deducted.

Gross 13.0%≈ Rp 315 million a year at 65% occupancy and Rp 1.3 million a night Net 7.8%≈ Rp 189 million a year · payback ≈ 12.8 years
  • Gross rental incomeRp 315 million13.0% of price · rate Rp 1.3 million, occupancy 65%
  • Management companyRp 56.7 million18% of revenue · market range 15–25%
  • TaxRp 31.5 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 37.8 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 189 million7.8% of price · payback ≈ 12.8 years
Occupancy scenarios: EVERY Bali · Apartment S 1BR
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 266 millionRp 107 millionRp 160 million6.6%15.1 years
65%baseRp 315 millionRp 126 millionRp 189 million7.8%12.8 years
75%strongRp 363 millionRp 145 millionRp 218 million9.0%11.1 years

Rates trail Uluwatu and much of the land is residential, so our base case is 65%.

Where the numbers come from

Developer's figures
The developer quotes 9.5–11% after tax and management, a forecast for a building still under construction. Shown as published. They are not part of our model.
Nightly rate
Rp 1.3 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

Your right is a 60-year leasehold: 30 years, then 10, then a 20-year extension set out in the contract. You reserve, sign a unit agreement, and register the land lease with a notary. The PBG extract and the developer's legal entity are still on our list. A short-term rental license (NIB) can't come before the SLF, and neither arrives until construction wraps up.

Ownership and permits: EVERY Bali · Apartment S 1BR
Form of ownershipLeasehold, 60 yearsForeigners 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 term30 + 10 + 20 yearsBoth extensions appear in the contract. Before the deposit we find out who signs off on them.
ZoningR4 residential, developer's dataR4 is the developer's figure. Nightly rental needs documentary proof, which we get before you pay.
Building approval (PBG)ConfirmingWe want the number and an extract in hand before any deposit.
DeveloperEVERY Bali, entity to confirmWe've asked for the due diligence report that Bali Business Consulting prepared.
Certificate of occupancy (SLF)After construction endsWithout the SLF there's no rental license. We link installments to stages instead of dates.
Short-term rental license (NIB)ConfirmingAirbnb, 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 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 handoverFinished and furnished, Q1 2027Your contract gets an appendix listing the furniture and appliances.
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

EVERY Bali · Apartment S 1BR payment schedule

  1. 50% at signingApartment S calls for half the price when you sign the deal.
  2. Balance within a yearThe other half goes in installments of any size over 12 months from signing.
  3. HandoverYou accept the apartment after the SLF, which the developer expects in Q1 2027.

No interest, and a tight window of one year for the balance. We push for the final installment to depend on the SLF rather than a calendar date.

Location

Location: Ungasan

Ungasan covers the plateau over Melasti and Karma Beach, with the airport about 30 minutes off. Entry prices undercut Uluwatu. Many plots here are residential, which is why zoning comes first in our checks.

EVERY Bali 1BR: terraced apartment block
Ungasan · Badung · 8 min to Melasti Beach
  • Melasti Beach8 min
  • Garuda Wisnu Kencana500 m
  • International school8 min
  • Ngurah Rai Airport≈ 30 min

Apartments here earn less per night than in Uluwatu, yet long-stay families fill the calendar off season.

Ungasan · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 37hotels
  • 37restaurants
  • 15cafés
  • 11shops
  • 10spas
  • 6sights
  • 2clinics

Closest places

  • The Kirana Ungasanhotel · 303 m
  • Sultans Of Swellhotel · 389 m
  • ACK Ungasan 2café · 404 m
  • Casa Asiarestaurant · 406 m
  • Ellen Beauty Salon Ungasanspa · 415 m
  • Barber Shop Syifa Ungasanspa · 426 m
  • Ari Artha Salon & Spa Ungasanspa · 436 m
  • HUMANS - Coffee & Foodrestaurant · 436 m

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

Straight answers

Questions about EVERY Bali · Apartment S 1BR

What does Rise Real Bali charge when I buy Apartment S at EVERY Bali?

Zero. The price matches the developer's list, and EVERY Bali pays our commission. We check the paperwork before your deposit at our cost. For this apartment we look at the 60-year lease and who confirms the 30 + 10 + 20 extensions. We match the R4 zone and nightly-rental setup against documents and ask for the PBG extract and the due diligence report.

Can I buy a one-bedroom at EVERY Bali remotely?

Yes. You tour the unit on Zoom and sign by power of attorney before a notary, while acceptance on site is our job. Handover is due in Q1 2027, and we'll inspect progress and the finish against the spec along the way. Half the price is due at signing and the rest within 12 months. We ask that the last installment wait for the SLF.

Where do the yield numbers come from?

We use AirROI data for Ungasan, adjusted to an apartment: Rp 1.3 million a night. Occupancy follows professionally managed units, with 65% as the base case. Costs come to 40% of revenue for management, tax and wear. You'll find the developer's own forecast further down the page, shown separately and kept out of our math. Treat the result as an estimate, not a guarantee.

Who rents a 47 m² apartment in Ungasan?

Mostly couples and families staying a month or longer, plus visitors to GWK and Melasti Beach. Short villa stays are rarer here than in Uluwatu, so the apartment competes on price per night and on the complex's shared pool, park and spa. That's why our base case sits at 65% occupancy rather than higher.

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