KEDUNGU · ID RR-1736

Four Palms Villas: a four-villa complex of two-bedroom homes, 127–138 m², in Kedungu

Four Palms Villas is four detached two-bedroom villas in Bengkel village, 2.6 km inland from Kedungu Beach, and the build stands at about 60%. Each villa has 127–138 m² inside, a plot from 105 m² and its own courtyard pool. Prices start at Rp 4.16 bn furnished, handover is due in December 2026, and the land lease runs to August 2058.

Leasehold 31 years
Under construction, 60%
Private pool
Furnished

2bedrooms
2bathrooms
127–138 m²villa size
105–122 m²plot
Leasehold31 years after handover
Dec 2026handover

Property

What you get

The complex sits on Jl. Yudistira in Bengkel village, Tabanan regency. Kedungu Beach is 2.6 km away, Tanah Lot Temple about four. The developer is building four separate villas on a shared 580 m² site, measured on survey. The neighbors are village houses, rice paddies and a few new residences. Nothing dense has gone up yet.

Each villa gives you 127 to 138 m² (≈ 1,370–1,485 sq ft) on its own plot of 105–122 m². Downstairs is one open room, and the island kitchen opens straight onto the courtyard pool. Upstairs there are two en-suite bedrooms and a walk-in closet. The villas come turnkey, with finishes, furniture and appliances included, so you can list the villa without a separate fit-out budget.

The plot is zoned urban residential under RTRW Tabanan 3/2023, and ITR extract 1271.B/2025 confirms villas are allowed. The master land lease was notarized on August 29, 2023, for 35 years. That leaves you 31 after handover. The construction-stage price is Rp 4.16 bn. Villas 1 and 2 have a three-year installment option, and villas 3 and 4 carry a promotional price. We're still waiting on the PBG.

Developer price list

Four Palms Villas: 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".

Type	Size	Bedrooms	Price	The numbers
2BR villa with pool	127–138 m² + plot 105–122 m²	2	Rp 4.16 bn	with numbers →

Sizes, price and layout come from our Airtable and the developer's files. The complex sells one product, a two-bedroom villa. Price gaps between villas 1 to 4 reflect payment terms rather than the layout.

The numbers for this property

Four Palms Villas yield: gross and net

The developer doesn't publish a yield for Four Palms. Our model runs on Rp 2.7 million per booked night in Kedungu, then takes off the manager's share, tax and a reserve for wear and upkeep. Occupancy stays inside the Kedungu band while the area fills in.

Gross 15.6%≈ Rp 651 million a year at 65% occupancy and Rp 2.7 million a night Net 9.4%≈ Rp 391 million a year · payback ≈ 10.7 years

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

Gross rental incomeRp 651 million15.6% of price · rate Rp 2.7 million, occupancy 65%
Management companyRp 117 million18% of revenue · market range 15–25%
TaxRp 65.1 million10% of rental income · rate depends on the structure
Wear and upkeepRp 78.1 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 391 million9.4% of price · payback ≈ 10.7 years

Occupancy scenarios: Four Palms Villas
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
55%cautious	Rp 551 million	Rp 220 million	Rp 330 million	7.9%	12.6 years
65%base	Rp 651 million	Rp 260 million	Rp 391 million	9.4%	10.7 years
75%strong	Rp 751 million	Rp 300 million	Rp 451 million	10.8%	9.2 years

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: AirROI puts average revenue per listing in Kedungu at ≈ Rp 1.6 million, our model (trailing 12 months to July 2026), 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: 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: Kedungu 1BR Terrace: 7.9% net at 65% occupancy; Kedungu Baza Honeymoon Suite: 7.8% net at 65% occupancy; Kedungu Baza Studio SMT: 9.2% 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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

You hold a leasehold carved from a 35-year master land lease that ends August 29, 2058, so 31 years remain from handover. The landowner guarantees renewal at market price, with notice and payment due a year before expiry. You reserve first, sign a PPJB with the developer, and receive the notarized lease. The SLF and a rental license come only after completion.

Ownership and permits: Four Palms Villas
Form of ownership	LeaseholdForeigners 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	To Aug 29, 2058, 31 years after handoverMaster land lease No. 22, notarized August 29, 2023, for 35 years. We count what's left from the handover date. The landowner guarantees an extension at market price with notice and payment one year before the end, and the contract spells that out.
Zoning	Urban residential, villas allowedITR extract 1271.B/2025 of November 24, 2025, under RTRW Tabanan 3/2023: site coverage up to 60%, floor-area ratio up to 2.4, green space from 20%, height up to 15 m. The extract itself doesn't count as a building permit.
Building approval (PBG)	Not in the pack yetThe document pack we received has no PBG. We'll ask the developer for it and verify it in SIMBG before the deposit.
Developer	PT SEACREST REAL ESTATEThe company holds the land lease and sells the villas. It previously traded as PT SERATUS METER PERSEGI INVESTMENT. We verify its right to sell and its delivered projects before the deposit.
Certificate of occupancy (SLF)	After completionThe application went in, and the regency has sent it back for more documents. No rental license comes without the SLF, and we'll get a copy before the keys change hands.
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 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	Furnished, appliances includedThe furniture and appliance list goes into the contract as an appendix, and we accept the villa against it.

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 Four Palms Villas?

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

Terms

Four Palms Villas payment schedule

ReservationA deposit holds the villa you pick, and we agree the amount with the developer.
60% at signingDue when you sign the contract.
20% at facade stageDue after the facade and glazing go in.
15% at handoverYou pay it on the day you accept the villa.
5% after the keysDue within 30 days of handover.

The schedule comes from our Airtable, based on the developer's materials. For villas 1 and 2 the developer offers a three-year plan: 40% up front, about Rp 2.27 bn, then 12 quarterly payments of roughly Rp 283 million. That route costs more in total than paying on the standard schedule. We confirm the terms in writing and put them in the PPJB.

Location

Location: Bengkel · Kedungu

Kedungu is the black-sand surf beach past Nyanyi in Tabanan, where the first cafes and residences are only now appearing along the lanes near the fields. Land here costs less than in Badung, though shopping, schools and clinics still mean a drive to Canggu.

Four Palms Villas: villa facade among palm trees (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

People come to Kedungu to be near the ocean at half to two-thirds of what the same money buys in Canggu. The trade-off is village life: the lanes go dark at night, and every errand means a scooter ride.

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

What does Rise Real Bali charge when I buy at Four Palms Villas?

Nothing. You pay the developer's price, and the developer pays our fee under an agreement signed before your reservation. The pre-deposit checks are on us: the Bengkel land lease, the Tabanan zoning letter and the permit file, where the PBG is still missing. Every open point goes into our written report. The Zoom viewing is free too.

Can I buy a Four Palms villa without flying to Bali?

Yes. At roughly 60% complete, the site makes a good live Zoom tour: the plot, the concrete frame, the courtyard waiting for its pool and the lane toward the beach. Our team reviews the papers, and you sign by proxy before a notary. On handover day we walk the villa with the inventory in hand, then email you photos of every room.

How long is the lease at Four Palms Villas?

A notary certified the master land lease on August 29, 2023, for 35 years, so it ends on August 29, 2058. After the December 2026 handover you have 31 years. The landowner guarantees a renewal at market price, provided you give notice and pay a year before the term ends. Foreigners can't get freehold in Bali.

What's included in the villa price?

The villa comes turnkey: finishes, furniture, appliances and linens are all in the price. Inside you get two bedrooms, two bathrooms, a walk-in closet and an island kitchen. Outside there's the pool and a covered terrace. The furniture list becomes a contract appendix, and we accept the house against it. Keep in mind that you lease the land, you don't own it.

Where do the yield numbers come from?

Our nightly figure, Rp 2.7 million, is the AirROI trailing-year rate for Kedungu, nudged for a pool-equipped two-bedroom house. We then run 55, 65 and 75% occupancy, since the local rental market is still young. Forty percent of revenue goes to costs, split across the manager, tax and upkeep. Treat what comes out as our estimate, never a promise.

Units in this project