ULUWATU · ID RR-5815

Island Palms: two-bedroom villa, 143 m² on a 150 m² plot, Uluwatu

A furnished 143 m² villa with a private pool, two bedrooms and a 150 m² plot, on a 24-year lease with extension, for Rp 4.94 bn. It sits in Uluwatu, and the developer plans handover by the end of 2026.

Unit in Island Palms

Leasehold 24 years
Finishing
Furnished

2bedrooms
2bathrooms
143 m²villa living area
150 m²plot
Leasehold24 years + extension
Dec 2026handover

Property

What you get

One villa out of six: two levels, two bedrooms, two bathrooms and a living room with tall windows. The facade is white with arched openings and a round second-floor balcony, and the pool sits in the yard. The 150 m² plot is small, yet it fits a terrace and a pool without feeling tight.

It suits a couple or a family on holiday, or a guest booking long stays. The 24-year version costs Rp 708 million less than the 49-year one, but its remaining term is much shorter. An investor should count payback over the term with extension, not from the day of purchase.

Our model uses about Rp 2.3 million a night, drawn from comparable two-bedroom villas in Uluwatu. Occupancy runs 55%, 65% and 75%, with 65% as the base. Operating costs take 16% of revenue. The base case nets roughly Rp 459 million a year, 9.3% of the price.

Price

Rp 4.94 bn

Developer's price. The developer pays our commission.

The price is in Indonesian rupiah (IDR). The developer's price list is converted into rupiah at one fixed site-wide rate (17,700 IDR per unit of the price-list currency). The sale contract sets the final amount you pay. The income model is a Rise Real Bali estimate; rates and occupancy are based on comparable professionally managed properties in the area.

OwnershipLeasehold 24 years
HandoverEnd of 2026
FurnitureFurnished
ManagementVilla Management

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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Reach out and we'll share the document pack, a model for your own occupancy and a recorded broker call.

The numbers for this property

Island Palms · 2BR villa yield: gross and net

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 2.3 million for a two-bedroom Uluwatu villa, with management, tax, wear and upkeep deducted from revenue.

Gross 11.1%≈ Rp 546 million a year at 65% occupancy and Rp 2.3 million a night Net 9.3%≈ Rp 459 million a year · payback ≈ 10.8 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 546 million11.1% of price · rate Rp 2.3 million, occupancy 65%
Operating costsRp 87.3 million16% of revenue
Net to youRp 459 million9.3% of price · payback ≈ 10.8 years

Occupancy scenarios: Island Palms · 2BR villa
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
55%cautious	Rp 462 million	Rp 73.9 million	Rp 388 million	7.9%	12.7 years
65%base	Rp 546 million	Rp 87.3 million	Rp 459 million	9.3%	10.8 years
75%strong	Rp 630 million	Rp 101 million	Rp 529 million	10.7%	9.3 years

Base is 65% occupancy under professional management; cautious is 55% and strong is 75%.

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 2.3 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: 55% cautious, 65% base and 75% strong.
Costs: 16% of revenue: the property's operating costs.
Comparable listings: AZORIA Solea: 9.7% net at 55% occupancy; AZORIA Imperio: 10.1% net at 60% occupancy; AZORIA Cabana: 10.0% net at 49% 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 villa comes with 24 years of leasehold and an extension the contract spells out. You reserve, sign a PPJB and register the lease at a notary. The 49-year option exists too and costs Rp 708 million more. We chase the PBG, the zone and the SLF before you pay a deposit.

Ownership and permits: Island Palms · 2BR villa
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	24 years + extensionA 24-year term is short, so we model payback over the extended period. The extension terms go into the lease deed.
Zoning	To confirmWe compare the plot's zone with an RDTR extract before a deposit changes hands.
Building approval (PBG)	To confirmThe PBG number and a copy come from the developer, and we hold them in your file.
Developer	ALA · PT Earth Side DevelopmentWe check the company behind the villa and ALA's completed work before the deposit.
Certificate of occupancy (SLF)	After finishingWe tie your last payment to the SLF, since no certificate means no rental license.
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 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, per the brochureWe list every furniture and appliance item as a contract appendix.

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 Island Palms · 2BR villa?

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

Terms

Island Palms · 2BR villa payment schedule

ReservationYour deposit takes this villa off the market, in an amount the developer will set.
PaymentFinishing keeps the schedule brief, and we agree the steps for this unit.
HandoverYou pay the balance against the SLF and the full document pack.

No payment plan appears in the brochure. We settle one in the PPJB when our checks end.

Location

Location: Uluwatu · Bukit

Ocean, cliffs, surf and beach clubs fill the southern tip. Guests who want the sea more than the city drive demand.

Island Palms 2BR: villa with a balcony and a courtyard pool — Uluwatu · Badung · Bukit

Padang Padang Beach≈ 3.9 km, straight line
Uluwatu Temple≈ 5.2 km, straight line
Melasti Beach≈ 3.7 km, straight line
GWK Cultural Park≈ 4.4 km, straight line
Ngurah Rai Airport≈ 9.8 km, straight line

People come for the ocean, sunsets and surf. Shops and clinics are far, and high-season traffic on Bukit is heavy.

Uluwatu · Bukit · Google map

Area guide and all properties

Straight answers

Questions about Island Palms · 2BR villa

What does Rise Real Bali charge when I buy the Island Palms 2BR villa?

Nothing. ALA pays our commission and you pay the listed Rp 4.94 bn. Checks before the deposit cost you nothing. For this villa we read the 24-year lease and its extension terms, the RDTR zone, the PBG and the company. We can also compare the 49-year option.

Can I buy this villa without traveling to Bali?

Yes. We run the tour on Zoom and a notary signs for you on a power of attorney. Finishing is underway, with handover stated for the end of 2026. We inspect on site, link the payment to the occupancy certificate and release the final tranche against the documents.

Where do the yield numbers come from?

We use about Rp 2.3 million a night, taken from comparable Uluwatu villas and adjusted for a two-bedroom. The base case assumes 65% occupancy with professional management. Operating costs take 16% of revenue. That nets roughly Rp 459 million a year, 9.3% of the price, as our estimate and not a guarantee.

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