KEDUNGU · ID RR-5554

Four Palms Villas: two-bedroom villa, 128 m², on a 110 m² plot in Kedungu

This two-bedroom villa has 128 m² (≈ 1,380 sq ft) of house and a private courtyard pool on a 110 m² plot in Bengkel, Tabanan. It sells for Rp 4.16 bn with furniture and appliances. You'd hold 31 years of leasehold from the December 2026 handover, and Kedungu Beach is 2.6 km away.

Unit in Four Palms Villas

  • Leasehold 31 years
  • About 60% built
  • Private pool
  • Furnished
  • 2bedrooms
  • 2bathrooms
  • 128 m²villa size
  • 110 m²plot
  • Leasehold31 years from handover
  • Dec 2026handover

Property

What you get

This is one of four villas at Four Palms, a small compound among the rice fields of Bengkel, in Tabanan. The beach at Kedungu lies 2.6 km off, and Tanah Lot about four. House and pool fill their own 110 m² plot, with a handful of new residences nearby.

Downstairs, the living area and island kitchen open straight onto the pool. Upstairs, each of the two bedrooms has its own bathroom, and there's a walk-in closet and room for a desk. That desk matters if you or your guests work remotely. The price covers finishes, furniture and appliances, and the developer puts construction at roughly 60%.

Tabanan's spatial plan (RTRW 3/2023) zones the site urban residential and allows villas. Your leasehold ends August 29, 2058, which gives you 31 years after handover. The construction-stage price of Rp 4.16 bn is paid 60% at signing, 20% after the facade, 15% at handover and 5% once you have the keys. We're still waiting on the building approval (PBG).

The numbers for this property

Four Palms Villas · 2BR villa yield: gross and net

The developer doesn't publish a yield for this 128 m² villa. Below, we model Rp 2.7 million per night for a pool villa with two bedrooms in Kedungu, then subtract management, tax, wear and upkeep. Occupancy sits inside the district's range, since demand here is still building.

Gross 11.8%≈ Rp 491 million a year at 49% occupancy and Rp 2.7 million a night Net 9.9%≈ Rp 412 million a year · payback ≈ 10.1 years
  • Gross rental incomeRp 491 million11.8% of price · rate Rp 2.7 million, occupancy 49%
  • Operating costsRp 78.5 million16% of revenue
  • Net to youRp 412 million9.9% of price · payback ≈ 10.1 years
Occupancy scenarios: Four Palms Villas · 2BR villa
OccupancyGross incomeExpenses 16%Net% of pricePayback period
39%cautiousRp 391 millionRp 62.5 millionRp 328 million7.9%12.7 years
49%baseRp 491 millionRp 78.5 millionRp 412 million9.9%10.1 years
59%strongRp 591 millionRp 94.5 millionRp 496 million11.9%8.4 years

The base case is 49% occupancy under professional management, with 39% as the cautious case and 59% as the strong one.

Where the numbers come from

Developer's figures
The developer's materials don't quote a yield, so the model runs on market data only.
Nightly rate
Rp 2.7 million, our estimate for the area: based on comparable professionally managed properties in the area, adjusted for the property type, size and finish.
Occupancy
Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 39% cautious, 49% base and 59% strong.
Costs
16% of revenue: the property's operating costs.
Comparable listings
Kedungu 1BR Terrace: 10.0% net at 59% occupancy; Kedungu Baza Honeymoon Suite: 10.1% net at 60% occupancy; Kedungu Baza Studio SMT: 9.9% net at 50% occupancy.
Reports and data
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

This unit carries 31 years of leasehold from handover, ending August 29, 2058. The landowner renews at market price if you notify and pay a year early. The steps: reservation, a PPJB signed with PT Seacrest Real Estate, and the notarized lease. We don't have a PBG copy yet. The SLF comes after completion, and the rental license only after that.

Ownership and permits: Four Palms Villas · 2BR villa
Form of ownershipLeaseholdForeigners 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 termTo Aug 29, 2058 (31 years)Notarized master lease No. 22 dates from August 29, 2023 and runs 35 years. Your remaining term counts from handover. The landowner commits to renew at market price if you notify and pay one year ahead, and we write that into your contract.
ZoningUrban residential, villa permittedPer ITR 1271.B/2025 (November 24, 2025) under RTRW Tabanan 3/2023, the limits are 60% coverage, a 2.4 floor-area ratio, 15 m height and at least 20% green space. A zoning letter like this doesn't replace a building permit.
Building approval (PBG)Copy not receivedThe developer's pack for this villa lacks a PBG. We ask for it and check the record in SIMBG ahead of any deposit.
DeveloperPT SEACREST REAL ESTATEHolder of the land lease and seller of the villas, formerly named PT SERATUS METER PERSEGI INVESTMENT. Before you pay, we confirm its right to sell and look at what it has completed.
Certificate of occupancy (SLF)After completionThe developer has applied, and the file is back with it for extra documents. A rental license needs the SLF, so we want a copy before key handover.
Short-term rental license (NIB)After the SLFAirbnb, 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 handoverFurniture and appliances inWe attach the fit-out list to your contract and check the villa item by item at handover.
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

Four Palms Villas · 2BR villa payment schedule

  1. ReservationYour deposit takes this villa off the market, in an amount the developer sets with us.
  2. 60% at signingThe first and largest payment goes with the contract.
  3. 20% at facade stageAfter the facade and windows go in.
  4. 15% at handoverPaid as you accept the finished villa.
  5. 5% after the keysDue 30 days after you take the keys.

Villas 1 and 2 also have a three-year option: a 40% first payment near Rp 2.27 bn and 12 quarterly installments of about Rp 283 million each. In total you pay more that way than under the standard plan. We get every term in writing and into the PPJB.

Location

Location: Bengkel · Kedungu

Kedungu faces a black-sand surf break on the Tabanan coast west of Nyanyi and Nuanu City. You pay less for land than in Badung, and you drive toward Canggu for schools, clinics and big shops.

Four Palms 2BR villa: pool, palms and garden wall (render)
Kedungu · Tabanan · Jl. Yudistira, Bengkel
  • Kedungu Beach≈ 2.6 km
  • Alive Wholefoods store≈ 1.1 km
  • Jogelo Corner cafe≈ 1.2 km
  • Coco Supermarket≈ 2.5 km
  • Tanah Lot Temple≈ 3.9 km straight line
  • Ngurah Rai Airport≈ 19.6 km straight line

The pitch is simple: the ocean close by, for half to two-thirds of what Canggu asks. In return you get a village rhythm, with unlit lanes after dark and a scooter for every errand.

Bengkel · Kedungu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 5sights
  • 1hotel

Closest places

  • Merajan Gede Pandesight · 570 m
  • Pink Turtlehotel · 591 m
  • Pura Siwasight · 609 m
  • Pura Pase lan Swagina Keseniansight · 610 m
  • Pura Bedugul Subak Bengkelsight · 635 m
  • Pura Batan Entalsight · 653 m
  • Alive Wholefoodsshop · 1.1 km
  • Jogelo Cornerrestaurant · 1.2 km

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about Four Palms Villas · 2BR villa

What will Rise Real Bali charge me for this villa?

Nothing. The developer pays our commission, and it's already in the list price, so the figure you see is the figure you pay. Our checks before your deposit are free. On this villa we're chasing the building approval, reading the land lease through 2058 and asking which company will run the rentals. Anything still open shows up in our written report before you commit money.

Can I buy this villa remotely?

You can. We show it on Zoom, a notary takes your signature through a power of attorney, and we accept the finished villa on site for you. Work is about 60% complete, with handover set for December 2026. Each installment follows a stage we inspect in person, and the last one moves only against the full document pack.

How do you get the yield for this villa?

The rate of Rp 2.7 million a night comes from comparable managed villas in Kedungu, adjusted for a villa this size with its own pool. Our scenarios are 39, 49 and 59% occupancy. Operating costs take 16% of revenue. It's a model we built, so read it as an estimate rather than promised income.

How many years of lease will I have?

Thirty-one from the December 2026 handover. The master lease, notarized on August 29, 2023, covers 35 years and expires in August 2058. When it ends, the buildings go back to the landowner, so the renewal terms matter. The landowner offers renewal at market price, and we lock the notice and payment rules into your contract before the deposit.

Who is this villa a good fit for?

It suits couples and small families who want a quiet base near the surf, and investors after a compact rental. At Rp 2.7 million a night and 49% occupancy, our base case nets about Rp 412 million a year, a 9.9% net yield. The walk-in closet and desk space help with guests who stay a month or longer.

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