UNGASAN · ID RR-2875

EVERY Bali: two-bedroom apartment, 102.66 m², in Ungasan

At Rp 5.29 bn, this 102.66 m² (≈ 1,105 sq ft) two-bedroom is the largest apartment layout at EVERY Bali in Ungasan, sold on a 60-year leasehold. It's built for families who rent for a month at a time. Owners share a 25-meter pool, a park, a spa and a kids' club. We're still confirming the handover quarter.

Unit in EVERY Bali · units listed: 5

  • Leasehold 60 years
  • Under construction
  • Amenities on site
  • 2bedrooms
  • 102.66 m²apartment area
  • 140apartments in the complex
  • Leasehold60 years (split to confirm)
  • Q1 2028handover (to confirm)
  • 3.5 hacomplex site

Property

What you get

At 102.66 m², this two-bedroom is the biggest apartment type EVERY Bali offers in Ungasan. Owners get the complex's park, lap pool, spa and kids' club, with an international school eight minutes out.

A hundred square meters is rare for an apartment on the Bukit, where the market runs mostly on studios and one-bedrooms. It also draws a different guest. Think of a family staying a month, or two couples who want a second bathroom and a shared living room instead of a bed next to the kitchen.

The land is leasehold for 60 years, and our listing database marks the zone residential. This type costs Rp 5.29 bn. Our database gives handover as Q1 2028, while the project page carries an earlier date from the developer's materials, so we're confirming it. Payments follow construction stages, not the calendar.

The numbers for this property

EVERY Bali · 2BR apartment yield: gross and net

The developer quotes a 9.5–11% return net of tax and management. We show it as stated and leave it out of our math. Below is our model: Rp 2.3 million a night for Ungasan, with management, tax, wear and upkeep deducted.

Gross 10.3%≈ Rp 546 million a year at 65% occupancy and Rp 2.3 million a night Net 6.2%≈ Rp 328 million a year · payback ≈ 16.2 years
  • Gross rental incomeRp 546 million10.3% of price · rate Rp 2.3 million, occupancy 65%
  • Management companyRp 98.3 million18% of revenue · market range 15–25%
  • TaxRp 54.6 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 65.5 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 328 million6.2% of price · payback ≈ 16.2 years
Occupancy scenarios: EVERY Bali · 2BR apartment
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 462 millionRp 185 millionRp 277 million5.2%19.1 years
65%baseRp 546 millionRp 218 millionRp 328 million6.2%16.2 years
75%strongRp 630 millionRp 252 millionRp 378 million7.1%14.0 years

Where the numbers come from

Developer's figures
The developer quotes a 9.5–11% return net of tax and management. We show it as stated and leave it out of our math. Shown as published. They are not part of our model.
Nightly rate
Rp 2.3 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 · 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

You buy a 60-year leasehold. The developer's materials split it 30 + 10 + 20, our database 40 + 20, so we read the land lease itself before you pay. Signing goes reservation, unit agreement, then a notarized land lease. The PBG is still on our list, and nothing on the SLF or a short-term rental license (NIB) can move until completion.

Ownership and permits: EVERY Bali · 2BR apartment
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 term60 years, split to confirmThe developer's materials show 30 + 10 + 20, our listing database 40 + 20. The total matches but the extension path differs, so we read the land lease before the deposit. We count the remaining term from handover, not purchase, and fix the extension terms in the contract.
ZoningResidential R4, developer's materialsR4 per the developer. We want paperwork on nightly rentals before a deposit.
Building approval (PBG)ConfirmingWe're chasing the number and extract before any deposit.
DeveloperEVERY Bali, entity to verifyThe due diligence report from Bali Business Consulting is on request.
Certificate of occupancy (SLF)After constructionRental licensing waits on the SLF, so we pay against stages, never 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 furnishedThe furniture and appliance list becomes a contract appendix. The handover date sits on our confirmation list.
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 · 2BR apartment payment schedule

  1. 30–50% at signingThe first payment varies by type, from 50% on S units down to 30% on L units.
  2. Rest within a yearThe remainder goes in installments of any size inside 12 months from the deal.
  3. HandoverAcceptance follows the SLF: the developer's plan says Q1 2027, our database Q1 2028.

No interest, one year for the balance. We ask that the final installment wait for the SLF, not a date on the calendar.

Location

Location: Ungasan

Above Melasti and Karma Beach, Ungasan is calmer than Uluwatu and costs less to enter. Large areas are residential, so we start every deal here with the zoning.

EVERY Bali 2BR: the terraced block
Ungasan · Badung · 8 min to Melasti Beach
  • Melasti Beach8 min
  • Garuda Wisnu Kencana500 m
  • International school8 min
  • Ngurah Rai Airport≈ 30 min

Rates trail Uluwatu, yet families and winter visitors keep units busy when the season slows.

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 · 2BR apartment

What does Rise Real Bali charge when I buy this apartment?

Nothing. You pay exactly what the developer lists, and our fee comes from the developer. For this apartment we ask for the PBG extract, the floor plan and the build schedule. We also read the land lease to see exactly how the 60 years add up and check the zone against the RDTR. We do all of this at our own expense before you put down a deposit, and you get a written list of open points.

Can I buy the two-bedroom apartment without visiting Bali?

Yes. You view the apartment on Zoom and sign the documents before a notary by power of attorney. The complex is still going up, so we link installments to stages, inspect each stage on site and send photos. At handover we accept the unit ourselves and check the finish and appliances against the spec.

Where do the yield numbers come from?

We start from AirROI's Ungasan data and adjust it to a two-bedroom apartment of this size, which gives Rp 2.3 million a night. We model three occupancy levels for professionally managed units: 55, 65 and 75%. After costs of 40% of revenue, the base case leaves about Rp 328 million a year, which works out to 6.2% net. It's our estimate, not guaranteed income.

How does this apartment compare with the villas at EVERY Bali?

The apartment sits in a block, while each villa has its own plot and pool. At 102.66 m² it's close in size to the smallest villa but costs noticeably less. For rental the split is simple: villas sell privacy, and the apartment sells the complex's amenities and a lower nightly price.

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