NUSA DUA · ID RR-5667

Harbor Villa: two-bedroom villa, 48 m², in Benoa

This two-story villa packs two bedrooms into 48 m² on a 90 m² plot, with a corner-sofa living room, a kitchen and a dining area downstairs. The leasehold runs 29 years 11 months plus 30. It sells for Rp 3.01 bn, and handover is November 2026.

Unit in Harbor Villa

  • Leasehold 30 + 30 years
  • Under construction
  • Two bedrooms
  • 2bedrooms
  • 2bathrooms
  • 48 m²house size
  • 90 m²plot
  • Leasehold30 + 30 years

Property

What you get

Downstairs sit the living room, kitchen and dining area. Upstairs are two bedrooms with fitted wardrobes. Floor-to-ceiling windows bring in light, but the floor area is modest.

The format suits a couple or two friends. A family with children would find it tight, and we say so up front.

We use Rp 2.0 million a night, in line with two-bedroom villas in Nusa Dua but trimmed because the house is only 48 m². Occupancy is 45% in the base case, 35% cautious and 55% strong. Operating costs take 16% of revenue. The base case leaves about Rp 281 million a year, 9.3% of the price.

The numbers for this property

Harbor Villa · 2 bedrooms yield: gross and net

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 2.0 million, with operating costs deducted from revenue.

Gross 11.1%≈ Rp 334 million a year at 45% occupancy and Rp 2.0 million a night Net 9.3%≈ Rp 281 million a year · payback ≈ 10.7 years
  • Gross rental incomeRp 334 million11.1% of price · rate Rp 2.0 million, occupancy 45%
  • Operating costsRp 53.5 million16% of revenue · management, tax, wear and upkeep
  • Net to youRp 281 million9.3% of price · payback ≈ 10.7 years
Occupancy scenarios: Harbor Villa · 2 bedrooms
OccupancyGross incomeExpenses 16%Net% of pricePayback period
35%cautiousRp 260 millionRp 41.6 millionRp 218 million7.3%13.8 years
45%baseRp 334 millionRp 53.5 millionRp 281 million9.3%10.7 years
55%strongRp 409 millionRp 65.4 millionRp 343 million11.4%8.8 years

The base case assumes 45% occupancy under professional management. Cautious is 35%, strong is 55%.

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 2.0 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: 35% cautious, 45% base and 55% strong.
Costs
16% of revenue: the property's operating costs.
Comparable listings
NAI Villa V4M: 10.0% net at 59% occupancy; Ramada Home-room: 10.1% net at 53% occupancy; EDEM II · Condo villa 33 m²: 9.9% net at 42% 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

The villa is a leasehold of 29 years 11 months, extendable by 30 years under terms that go into your contract. A notary registers the lease after you sign. The PBG and SLF are in progress, and the SLF has to exist before the rental license (NIB). Remaining years run from handover.

Ownership and permits: Harbor Villa · 2 bedrooms
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 term30 + 30 yearsYears left count from handover rather than purchase, and the contract records the 30-year extension.
ZoningTo confirmThe zone is missing from our database, so we get an RDTR extract before a deposit.
Building approval (PBG)In progressThe permit number and an extract are on our request list ahead of the deposit.
DeveloperBaliRayOur review covers the company and the buildings it has handed over.
Certificate of occupancy (SLF)In progressA rental license can't exist without an SLF. We link your tranches to build stages for that reason.
Short-term rental license (NIB)To confirmAirbnb, 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 handoverPackage to confirmA contract appendix lists the furniture and appliances.
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 Harbor Villa · 2 bedrooms?

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

Terms

Harbor Villa · 2 bedrooms payment schedule

  1. ReservationA deposit holds the villa; we're confirming the amount.
  2. Construction stagesPayments follow finished stages, on a schedule we ask for.
  3. HandoverYou pay the last installment against the full documents.

Since no payment plan is published, the PPJB will carry the schedule we negotiate.

Location

Location: Benoa · Nusa Dua

Benoa is the working side of the Bukit, near the port and Nusa Dua. The airport sits close, resorts are minutes away and the sand is a drive.

Harbor Villa 2BR: pair of villas glowing at dusk
Nusa Dua · Badung · Benoa, Kuta Selatan
  • Ngurah Rai Airport≈ 6.7 km, straight line
  • GWK Cultural Park≈ 4.2 km, straight line
  • Jimbaran Bay Beach≈ 4.7 km, straight line
  • Seminyak center≈ 12 km, straight line

A short airport run is the draw. A beach next door isn't on offer.

Benoa · Nusa Dua · Google map

Area guide and all properties

Straight answers

Questions about Harbor Villa · 2 bedrooms

What does Rise Real Bali charge for the Harbor Villa 2BR?

Nothing. You pay the developer's price, and the developer covers our commission. Pre-deposit checks are on us. For this villa we read the lease and extension clause, check the zone against RDTR since our records don't show it, and ask for the developer's entity, the PBG number and a copy of the permit.

Can I buy the 2BR villa without visiting Bali?

Yes. You view it on Zoom, and a notary acts under your power of attorney. We take the villa over for you at handover in November 2026. We request the payment schedule, link it to construction and inspect each stage on site. The final payment follows the documents.

Where do the yield numbers come from?

The nightly rate of about Rp 2.0 million comes from comparable villas in Nusa Dua, adjusted down for a 48 m² house. Base occupancy of 45% reflects our segment with professional management. Operating costs take 16% of revenue. It's a Rise Real Bali estimate, not guaranteed income.

Is 48 m² enough for two bedrooms?

For a couple or two friends, yes: two floors keep the bedrooms apart from the living space. For a family with children it's tight. The 90 m² plot gives some outdoor room. We send the floor plans so you can judge the room sizes before you reserve.

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