UNGASAN · ID RR-2882

EVERY Bali: one-bedroom villa, 187.1 m², in Ungasan

Rp 5.65 bn buys a one-bedroom villa of 187.1 m² (≈ 2,014 sq ft) at EVERY Bali in Ungasan, on a 139.7 m² plot and a 60-year leasehold. Most of that space goes to the living room, the terrace and the pool. Construction is underway, and we're confirming the handover quarter with the developer.

Unit in EVERY Bali · units listed: 5

Leasehold 60 years
Under construction
Amenities on site

1bedroom
187.1 m²villa area
139.7 m²plot
Leasehold60 years (split to confirm)
Q1 2028handover (to confirm)
88villas in the complex

Property

What you get

This one-bedroom is the entry villa at EVERY Bali in Ungasan: 187.1 m² on a 139.7 m² plot. Around it you get shared grounds with a spa, a kids' club, a park and a 25-meter pool. The nearest international school is eight minutes by car.

One bedroom on 187 m² isn't a typo. It's the format: the space goes into the living room, the terrace and the pool area. A couple on a long stay rents a house like this and pays more for room and privacy than they would for a studio.

The land is on a 60-year leasehold, residential according to our listing database. This type costs Rp 5.65 bn. Our database puts handover in Q1 2028, but the project card shows an earlier date from the developer, and we're confirming which is right. We tie payments to stages rather than dates.

The numbers for this property

EVERY Bali · 1BR villa yield: gross and net

The developer quotes a yield of 9.5–11% once tax and management come off. We print it as given and don't use it. Our model below uses Rp 3.4 million a night and takes off management, tax, wear and upkeep.

Gross 14.1%≈ Rp 798 million a year at 65% occupancy and Rp 3.4 million a night Net 8.5%≈ Rp 479 million a year · payback ≈ 11.8 years

18%Management company10%Tax12%Wear and upkeep 60%Left for the owner

Gross rental incomeRp 798 million14.1% of price · rate Rp 3.4 million, occupancy 65%
Management companyRp 144 million18% of revenue · market range 15–25%
TaxRp 79.8 million10% of rental income · rate depends on the structure
Wear and upkeepRp 95.7 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 479 million8.5% of price · payback ≈ 11.8 years

Occupancy scenarios: EVERY Bali · 1BR villa
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
55%cautious	Rp 675 million	Rp 270 million	Rp 405 million	7.2%	13.9 years
65%base	Rp 798 million	Rp 319 million	Rp 479 million	8.5%	11.8 years
75%strong	Rp 921 million	Rp 368 million	Rp 552 million	9.8%	10.2 years

Where the numbers come from

Developer's figures: The developer quotes a yield of 9.5–11% once tax and management come off. We print it as given and don't use it. Our model below uses Rp 3.4 million a night and takes off management, tax, wear and upkeep. Shown as published. They are not part of our model.
Nightly rate: Rp 3.4 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 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.

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Ownership

Ownership & what you actually get

The villa sits on a 60-year leasehold, split 30 + 10 + 20 in the developer's materials and 40 + 20 in our database. We check the land lease to see which holds. The paperwork runs in three steps: reservation, unit agreement, notarized land lease. PBG confirmation comes before the deposit. After completion the SLF comes first, and a short-term rental license (NIB) follows.

Ownership and permits: EVERY Bali · 1BR villa
Form of ownership	Leasehold, 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 term	60 years, split to confirmDeveloper's materials: 30 + 10 + 20. Our database: 40 + 20. Same total, different extension path, so the land lease decides it before the deposit. The remaining term counts from handover, and the contract fixes the extension terms.
Zoning	R4, per developer's materialsThe developer places the plot in R4. Proof that nightly letting works comes in documents before your deposit.
Building approval (PBG)	ConfirmingBefore the deposit we obtain the permit number and an extract.
Developer	EVERY Bali, entity to confirmOur request for the Bali Business Consulting due diligence report is in.
Certificate of occupancy (SLF)	After constructionUntil the SLF exists, no rental license can follow. Payments track stages accordingly.
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 nominee	Not 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 escrow	None, 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 handover	Finished and furnishedHandover date is under review. The furniture and appliance spec goes into the 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

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for EVERY Bali · 1BR villa?

Leave your WhatsApp and I'll send it today, with the net yield worked out.09:41

Terms

EVERY Bali · 1BR villa payment schedule

First paymentBetween 30% and 50% at signing, depending on the unit's type.
BalanceSettle the rest in any split within 12 months of signing.
HandoverYou accept the villa after the SLF, and we're confirming the quarter.

It's interest-free but short, a year for the balance. We ask for the last installment to hang on the SLF, not a calendar date.

Location

Location: Ungasan

Ungasan's plateau looks down on Melasti and Karma Beach. Life is slower than in Uluwatu and prices start lower. Much of the district is zoned residential, which we check first.

EVERY Bali 1BR villa: house and pool — Ungasan · Badung · 8 min to Melasti Beach

Melasti Beach8 min
Garuda Wisnu Kencana500 m
International school8 min
Ngurah Rai Airport≈ 30 min

Expect lower nightly rates than Uluwatu, balanced by families and long-stay guests who book 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 · 1BR villa

What does Rise Real Bali charge when I buy the one-bedroom villa?

Zero. You pay the developer's price and nothing on top, since our commission comes from the developer. For this villa we request the PBG extract, a plan of the villa and the build timeline. We work through the land lease to see how the 60 years stack up and check the RDTR zone. The checks come before any deposit and cost you nothing, and you get a written list of what's still open.

Can I buy this villa at EVERY Bali from overseas?

Yes. A Zoom tour replaces the site visit, and a power of attorney lets you sign at the notary without flying in. We take delivery on site. Because the villa is still under construction, each installment goes against a stage we inspect in person and photograph for you. At handover we check the finish and appliances against the specification ourselves.

Where do the yield numbers come from?

AirROI data for Ungasan, adjusted for this villa's type and size, puts the nightly rate at Rp 3.4 million. We test 55, 65 and 75% occupancy, assuming a professional manager runs the villa, and take 40% of revenue for costs. The base case nets about Rp 479 million a year, an 8.5% net yield. Treat it as our estimate rather than a guarantee.

Why does a 187 m² villa have only one bedroom?

That's the developer's layout: one bedroom, a large living room with kitchen, a terrace and a private pool. The space goes into shared living areas rather than extra rooms. If you need two or three bedrooms, the complex also has villas of 196.1 and 347.1 m², and we'll send the full price list.

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