UNGASAN · ID RR-2217

EVERY Bali: two-bedroom villa with pool and rooftop, 208 m², in Ungasan

Rp 6.03 bn buys layout S.3, a two-bedroom pool villa at EVERY Bali: a 90.25 m² (≈ 971 sq ft) house on a 149.9 m² plot in Ungasan. Upstairs sit two en-suite bedrooms of 12.5 and 11.3 m². Downstairs, a 35.9 m² living room opens onto a 7 × 3 m pool. The leasehold term is 60 years. You pay 50% at signing, and the developer aims to hand over in Q1 2027.

Unit in EVERY Bali · units listed: 5

  • Leasehold 60 years
  • Under construction
  • Private pool
  • Rooftop
  • 2bedrooms
  • 2bathrooms plus guest WC
  • 90.25 m²two-story house
  • 149.9 m²plot
  • Leasehold30 + 10 + 20 years
  • Q1 2027handover

Property

What you get

Villa S is the smallest villa type at EVERY Bali, a gated Ungasan neighborhood of 88 villas and 140 apartments. This is layout S.3: a two-story house of 90.25 m² on a 149.9 m² plot, reaching 208.3 m² once you add the pool, terrace and rooftop. There are three S.3 lots, numbers 1.1, 1.2 and 1.3, and each looks toward the Garuda statue. Melasti Beach is 8 minutes away and GWK park 500 meters.

The ground floor has a 35.9 m² kitchen and living room that opens to the terrace and a 7 × 3 m pool, along with an entry hall, a guest WC and a 13.3 m² parking bay. Upstairs, each bedroom gets its own bathroom, and the larger one adds a tub and a walk-in closet. A 17.2 m² rooftop gives you a second place to sit outside. The developer hands the villas over finished and turnkey.

The lease totals 60 years. The first 30 and the next 10 come paid in the price, and the developer commits to a 20-year extension in the contract. Its data puts the plot in zone R4. Villa S prices run Rp 6.03 bn for S.3, Rp 6.46–6.81 bn for S.2.1 and Rp 6.77–7.14 bn for S.2, so S.3 is cheapest but has the smallest house, 90.25 m² against 94–99 m². On top of the price you pay a 10% land registration tax on the plot value and up to 1% to the notary. We confirm lot availability and current prices before you reserve.

The numbers for this property

EVERY Bali · Villa S 2BR yield: gross and net

The developer quotes 9.9% a year for villa S.3: Rp 5.0 million a night at 74% occupancy and Rp 600 million net to the owner after tax and management. Below is our model: Rp 2.8 million a night, three occupancy cases, and management, tax, wear and upkeep taken off.

Gross 11.1%≈ Rp 672 million a year at 65% occupancy and Rp 2.8 million a night Net 6.7%≈ Rp 403 million a year · payback ≈ 15.0 years
  • Gross rental incomeRp 672 million11.1% of price · rate Rp 2.8 million, occupancy 65%
  • Management companyRp 121 million18% of revenue · market range 15–25%
  • TaxRp 67.2 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 80.6 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 403 million6.7% of price · payback ≈ 15.0 years
Occupancy scenarios: EVERY Bali · Villa S 2BR
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 569 millionRp 227 millionRp 341 million5.7%17.7 years
65%baseRp 672 millionRp 269 millionRp 403 million6.7%15.0 years
75%strongRp 775 millionRp 310 millionRp 465 million7.7%13.0 years

Nightly rates run under Uluwatu's and residential plots dominate, so 65% is our base case.

Where the numbers come from

Developer's figures
The developer quotes 9.9% a year for villa S.3: Rp 5.0 million a night at 74% occupancy and Rp 600 million net to the owner after tax and management. Shown as published. They are not part of our model.
Nightly rate
Rp 2.8 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 · 2BR apartment: 6.2% net at 65% occupancy; EVERY Bali · 1BR villa: 8.5% 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 villa comes on a 60-year leasehold running to January 27, 2086, with 40 years already in the price and a further 20 promised in the contract. You sign a reservation, a unit agreement and a land lease before a notary. The PBG and the developer's legal entity are on our checklist. Construction has to finish before anyone gets the SLF, and your short-term rental license (NIB) follows it.

Ownership and permits: EVERY Bali · Villa S 2BR
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 yearsTwo renewals sit in the contract. We verify who grants them and the conditions attached.
ZoningZone R4, per developerThe plot is R4 according to the developer. Documents must back the nightly rental setup before your deposit.
Building approval (PBG)ConfirmingWe ask for its number and an extract before you commit money.
DeveloperEVERY Bali, entity under reviewBali Business Consulting did the project's due diligence. Its report is on our request list.
Certificate of occupancy (SLF)Once building endsA rental license needs the SLF first. Your installments track construction, not the calendar.
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 handoverTurnkey, Q1 2027A list of furniture and appliances goes into the contract as an appendix.
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 · Villa S 2BR payment schedule

  1. 50% at signingThe first payment on S.3 comes to Rp 3.02 bn.
  2. 50% within a yearThe remaining half goes in installments of any size over the 12 months after signing.
  3. HandoverAcceptance takes place after the SLF, which the developer targets for Q1 2027.

This plan for S villas comes from the developer's FAQ, which also lists a standard 50/50 plan paid quarterly over one year. The contract fixes the schedule for your lot, and we ask for the final installment to follow the SLF.

Location

Location: Ungasan

Ungasan spreads across the high ground above Melasti and Karma Beach. You get more calm than in Uluwatu and a lower entry price, though residential zoning is common, so we check it before anything else.

Villa S render: pool, terrace, rooftop from above
Ungasan · Badung · 8 min to Melasti Beach
  • Melasti Beach8 min
  • Garuda Wisnu Kencana500 m
  • International school8 min
  • Ngurah Rai Airport≈ 30 min

Families and long-stay guests book here through the low season, even if nightly rates trail Uluwatu.

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 · Villa S 2BR

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

You pay nothing extra. The price equals the developer's list, and the developer covers our commission. At our own cost we check the land, the lease agreements and the permits before your deposit. You get the findings in writing, with every open question listed, and you decide on the reservation after reading them, not before.

Can I buy Villa S at EVERY Bali from abroad?

Yes. We walk you through the villa and the neighborhood on Zoom and send floor plans and the availability sheet by messenger. You sign the reservation, the unit agreement and the land lease by power of attorney, with a notary in Bali. When the developer hands the villa over in Q1 2027, we run acceptance for you and send a photo report.

How much does Villa S cost, and what's in the price?

Villa S.3 with two bedrooms costs Rp 6.03 bn, with 50% at signing. The price covers 40 years of land lease, the finish, furniture, appliances and a private pool. You pay separately a 10% land registration tax on the plot value and up to 1% to the notary. S.2 and S.2.1 cost more and have slightly bigger houses.

How long is the lease, and when is handover?

The leasehold runs 60 years, to January 27, 2086. The first 30 years and the following 10 come paid in the price. The final 20 are an extension the developer commits to in the contract. Keys are due in Q1 2027 on the developer's schedule. We count the remaining term from that date and check the extension terms before your deposit.

Where do the yield numbers come from?

Our nightly rate comes from AirROI for Ungasan, adjusted for the villa's type, size and class. Occupancy follows professionally run villas, in three cases. We deduct 40% of revenue for management, tax, wear and upkeep. We show the developer's own forecast separately, and it doesn't enter our model. What you see is an estimate, not guaranteed income.

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