UNGASAN · ID RR-2154

EVERY Bali: three-bedroom villa with pool and rooftop, 347 m², in Ungasan

A first payment of 30%, Rp 3.51 bn, secures lot L3, a three-bedroom villa with a 169.6 m² (≈ 1,826 sq ft) house on a 243.6 m² plot. The full price is Rp 11.71 bn on a 60-year lease, with the balance spread over 12 months. The developer targets handover in Q1 2027 and delivers the villa turnkey.

Unit in EVERY Bali · units listed: 5

  • Leasehold 60 years
  • Under construction
  • Private pool
  • Rooftop
  • 3bedrooms
  • 3bathrooms plus guest WC
  • 169.6 m²two-story house
  • 243.6 m²plot
  • Leasehold30 + 10 + 20 years
  • Q1 2027handover

Property

What you get

Villa L is the top type at EVERY Bali, and the complex of 88 villas and 140 apartments has only ten of them. Lot L3 pairs a two-story, 169.6 m² house with a 243.6 m² plot. Add the 27 m² pool, the terrace and the rooftop and the total comes to 347.1 m². Melasti Beach is 8 minutes out. GWK park sits 500 meters from the gate.

Downstairs, living, kitchen and dining share one 44 m² space, next to two bedrooms, two bathrooms (one with a tub) and a guest WC. The upper floor holds a 17.7 m² master bedroom with a walk-in closet and its own bathroom, beside a 51.9 m² rooftop terrace. An outdoor kitchen with a grill and a parking space complete the lot. You get it turnkey: furniture, appliances, air conditioning, linens, Smart TV and Wi-Fi.

Of the 60-year lease, 30 plus 10 years come paid in the price and the last 20 are a contractual extension. The developer lists the plot as R4. Villa L prices: L3 at Rp 11.71 bn, L2 at Rp 13.08–13.84 bn and L1 at Rp 13.2 bn, with L1 and L2 on 320 m² plots. Extra costs are the land registration tax, 10% of the plot's value, and a notary fee of up to 1%. Before you reserve, we recheck availability and the current price list with the developer.

The numbers for this property

EVERY Bali · Villa L 3BR yield: gross and net

Citing Colliers reports, the developer quotes 9.8% a year on villa L3: Rp 10.6 million a night, with Rp 1.15 bn a year reaching the owner once tax and management come off. Our model below starts from Rp 4.4 million a night, runs three occupancy cases and subtracts management, tax, wear and upkeep.

Gross 9.0%≈ Rp 1.05 bn a year at 65% occupancy and Rp 4.4 million a night Net 5.4%≈ Rp 630 million a year · payback ≈ 18.6 years
  • Gross rental incomeRp 1.05 bn9.0% of price · rate Rp 4.4 million, occupancy 65%
  • Management companyRp 189 million18% of revenue · market range 15–25%
  • TaxRp 105 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 126 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 630 million5.4% of price · payback ≈ 18.6 years
Occupancy scenarios: EVERY Bali · Villa L 3BR
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 888 millionRp 355 millionRp 533 million4.6%22.0 years
65%baseRp 1.05 bnRp 420 millionRp 630 million5.4%18.6 years
75%strongRp 1.21 bnRp 485 millionRp 727 million6.2%16.1 years

With lower rates than Uluwatu and many residential plots, we set the base case at 65%.

Where the numbers come from

Developer's figures
Citing Colliers reports, the developer quotes 9.8% a year on villa L3: Rp 10.6 million a night, with Rp 1.15 bn a year reaching the owner once tax and management come off. Our model below starts from Rp 4.4 million a night, runs three occupancy cases and subtracts management, tax, wear and upkeep. Shown as published. They are not part of our model.
Nightly rate
Rp 4.4 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 S 2BR: 6.7% 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

Your ownership is leasehold for 60 years through January 27, 2086. The price covers forty of those years, and the contract obliges the developer to extend for the last 20. A notary handles the reservation, unit agreement and land lease. Proof of the PBG and the developer's entity comes before the deposit, the SLF after completion.

Ownership and permits: EVERY Bali · Villa L 3BR
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 yearsThe contract names both extensions. We check who approves each and under which conditions.
ZoningR4 residential, developer's figureR4 comes from the developer's papers. We confirm the nightly rental arrangement in writing before the deposit.
Building approval (PBG)ConfirmingWe need its number and an extract before your deposit.
DeveloperEVERY Bali, entity pending checkThe project went through due diligence by Bali Business Consulting. We're asking for that report.
Certificate of occupancy (SLF)After completionNo SLF, no rental license. That's why payments follow stages here, not calendar 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 handoverTurnkey, Q1 2027Furniture and appliances go on a spec sheet attached to your contract.
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 L 3BR payment schedule

  1. 30% at signingLot L3 needs Rp 3.51 bn as the first payment.
  2. 70% within a yearPay the balance in any installments over the 12 months after the deal.
  3. HandoverAcceptance comes after the SLF, in Q1 2027 on the developer's plan.

The developer's FAQ gives this plan for L villas and also mentions a 50/50 option with quarterly payments. Which one applies to your lot goes into the contract. We ask to tie the final installment to the SLF instead of a date.

Location

Location: Ungasan

Ungasan occupies the ridge behind Melasti and Karma Beach, quieter than Uluwatu and less expensive to buy into. Residential zones cover a lot of it, so the zoning check comes first.

Villa L render: rooftop, garden and pool, aerial
Ungasan · Badung · 8 min to Melasti Beach
  • Melasti Beach8 min
  • Garuda Wisnu Kencana500 m
  • International school8 min
  • Ngurah Rai Airport≈ 30 min

A family villa suits Ungasan: rates sit under Uluwatu's, while long stays carry occupancy 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 · Villa L 3BR

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

Nothing on your side. The developer's list price is what you pay, and the developer funds our commission. Our checks of the land, the lease contracts and the permits happen before any deposit and cost you nothing. The result is a written report listing whatever remains open, so you decide on the booking with the facts in hand.

Can I buy a three-bedroom villa at EVERY Bali remotely?

Yes. You see the villa and the grounds on Zoom. We message you the plans and the availability sheet. A notary handles the booking agreement, the unit agreement and the land lease under your power of attorney. After the developer hands over in Q1 2027, our team inspects the villa and sends you a report with photos.

How much is Villa L, and what does the price cover?

Lot L3 costs Rp 11.71 bn, with 30% payable at signing. Included: 40 years of the land lease, a turnkey fit-out with furniture, appliances and air conditioning, and the private pool. Extra costs are the land registration tax, 10% of the plot's value, and a notary fee of up to 1%. L1 and L2 cost more and sit on 320 m² plots.

How long is the lease on Villa L, and when do I get the keys?

Sixty years in total, ending January 27, 2086. The price includes the first 30 years and the next 10, and the contract binds the developer to a further 20-year extension. The developer's schedule points to Q1 2027 for handover. We calculate the years left from that date and check the extension clause before you pay a deposit.

Where do the yield numbers come from?

AirROI gives us the nightly rate for Ungasan, which we adjust for a large three-bedroom villa of this class. We test occupancy at three levels typical of a villa with professional management, then take 40% off revenue for management, tax, wear and upkeep. The developer's Colliers-based forecast stays separate from our numbers. Read the result as an estimate, not guaranteed income.

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