UNGASAN · ID RR-1112

EVERY Bali: villa and apartment complex in Ungasan

EVERY Bali starts at Rp 2.42 bn for one of 228 homes on 3.5 hectares in Ungasan: 88 pool villas and 140 apartments of 47 to 347 m² (≈ 506 to 3,735 sq ft). Everything sits on a 60-year leasehold, with handover set for Q1 2027. Owners share a park, a 25-meter pool, a spa and a kids' club. An international school is eight minutes away.

  • Leasehold 60 years
  • Under construction
  • Amenities on site
  • 1–3bedrooms
  • 47–347 m²unit sizes
  • 3.5 hacomplex site
  • Leasehold30 + 10 + 20 years
  • Q1 2027handover
  • 228units: 88 villas, 140 apartments

Property

What you get

EVERY Bali is a gated neighborhood rather than a row of villas along a road. On 3.5 hectares the developer is putting up 88 villas with private pools and four apartment blocks over underground parking. Between them run a 5,792 m² (≈ 62,345 sq ft) park, a chain of ponds and a 1.5 km running track. You also get a 25-meter pool, a spa, a gym, a surf school, three playgrounds split by age and a yoga pavilion. Water and power come from the complex's own systems.

Ungasan sits on the southern Bukit. Melasti Beach is 8 minutes away, the Garuda Wisnu Kencana park 500 meters, and a Cambridge-curriculum international school 8 minutes. Nightly rates run lower than in Uluwatu, but the guest base is wider: families on long holidays and people wintering on the island, not only surfers. That demand keeps apartments with terraces booked outside the high season.

Six layouts are on offer. Apartments S, M and L have one or two bedrooms and run 47 to 84.6 m². Villas S, M and L run 208 to 347 m² with their own pools, and the M and L types add an outdoor kitchen with a grill. The lease runs 60 years, split 30 + 10 + 20. Bali Business Consulting ran due diligence on the project, and we've asked for that report so we can read it ourselves. The payment schedule spans up to a year, with 30–50% down depending on the type.

Developer price list

EVERY Bali: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

TypeSizeBedroomsPriceThe numbers
Apartment S · 1BR47 m²1Rp 2.42 bnwith numbers →
Villa S · 2BR208.3 m²2Rp 6.04 bnwith numbers →
Villa L · 3BR347.1 m²3Rp 11.72 bnwith numbers →
2BR apartment102.66 m²2Rp 5.29 bnwith numbers →
1BR villa187.1 m²1Rp 5.65 bnwith numbers →

Sizes and prices come from the Rise Real Bali listing database. For Apartment S 1BR and Villa S 2BR our database shows different figures from the developer's published price list: 44.68 m² at Rp 2.55 bn and 196.1 m² at Rp 6.18 bn. We show both until the developer confirms, and we check availability when you reserve.

Ownership

Ownership & what you actually get

You take a 60-year leasehold, structured as 30 years plus 10 plus a 20-year extension written into the contract. Reservation comes first, then a unit agreement and a land lease signed before a notary. We're still confirming the building approval (PBG) and the developer's legal entity. A short-term rental license (NIB) can only follow completion and the certificate of occupancy (SLF).

Ownership and permits: EVERY Bali
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 spells out both extensions. We check who confirms them and on what terms.
ZoningResidential (R4), per the developerThe developer's materials put the plot in R4. We need documents showing how nightly rental works here before any deposit.
Building approval (PBG)ConfirmingWe're requesting the number and the extract ahead of the deposit.
DeveloperEVERY Bali, legal entity to confirmBali Business Consulting ran due diligence on the project, and we've asked for the report.
Certificate of occupancy (SLF)After constructionThe regency won't issue a short-term rental license without the SLF, so we tie payments to stages rather than 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 handoverFinished and furnished, Q1 2027The furniture and appliance spec becomes an appendix 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 payment schedule

  1. 30–50% at signingThe first payment depends on the type: 50% for S, 40% for M, 30% for L.
  2. Balance in 12 monthsYou pay the rest in installments of any size within a year of signing.
  3. HandoverAcceptance follows the SLF, which the developer expects in Q1 2027.

The plan charges no interest, but it's short: one year for the balance. We ask the developer to link the last payment to the SLF instead of a date.

Location

Location: Ungasan

Ungasan sits on the plateau above Melasti and Karma Beach. It's quieter than Uluwatu and cheaper to enter, but much of the land is residential, so zoning is the first thing we check.

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

Nightly rates sit below Uluwatu's, while families and long-stay guests keep bookings steady in the low 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

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

Nothing. Every unit sells at the developer's list price, and the developer pays our fee. Before your deposit we check the documents at our own cost. Here that means the 60-year lease and how the 30 + 10 + 20 extensions work, the R4 zoning and the rules for nightly rental, the PBG extract, the developer's legal entity and the due diligence report.

Can I buy at EVERY Bali without flying to Bali?

Yes. We show you the site on Zoom, you sign before a notary by power of attorney, and our team handles acceptance on the ground. Construction is underway, with the developer aiming for Q1 2027. We'll check progress and the finish of your chosen type on site. The first payment runs 30 to 50% by type, and the balance follows within 12 months.

Where do the yield numbers come from?

Not from this page: each type has its own price, so the models sit on the unit pages, starting with Apartment S · 1BR. We take the AirROI nightly rate for Ungasan, adjusted for the type, and occupancy for professionally managed units. Costs take 40% of revenue for management, tax and upkeep. It's our estimate, not a guarantee.

How long is the lease at EVERY Bali?

Sixty years in total, split 30 + 10 + 20. That's roughly twice the 25 to 30 years most Bali leaseholds offer, and it matters when you sell, because the next buyer pays for the years left. We read the land lease before your deposit to see who confirms each extension and on what terms.

Units in this project

5 units with numbers

Each one shows the developer price, net income from our model, document status and the payment schedule.

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