KEDUNGU · ID RR-2042

Kedungu Baza 1BR ALT: one-bedroom apartment with a terrace, 43.5 m²

The ALT is the one-bedroom with a terrace at Kedungu Baza: 43.5 m² (≈ 470 sq ft) inside plus a 4.9 m² terrace looking over rice fields to the ocean. It costs Rp 2.25 bn on a 30 + 30-year lease. Our base case nets about 7.9% a year after costs, and handover is planned for Q1 2027.

Unit in Kedungu Baza · units listed: 3

  • Leasehold 30+30
  • Under construction
  • Hotel license
  • 1bedroom
  • 1bathroom
  • 43.5 m²living area · terrace 4.9 m²
  • shared25 m infinity pool, gym
  • Leasehold30 + 30 years · 27 left at handover
  • Q1 2027handover

Property

What you get

The ALT is the one-bedroom with a terrace at Kedungu Baza, the 58-unit surf residence in Tabanan. These units sit on floors one to three, facing the ocean and the paddies. On the ground floor you'll find a 25-meter infinity pool, a gym over two levels, a surf shop and a café. Rentals go to a management company with 13 years in business and more than 200 properties on its books.

The 43.5 m² holds a bedroom, a living room with a panoramic window, a built-in wardrobe and a desk corner. Full furniture is in the price, and the appliance list goes into the contract. The plot is pink-zoned and the building holds a hotel license, so nightly rental is legal for the complex as a whole. You don't have to chase a separate license for one apartment.

Our model prices a night in this unit at Rp 1.2 million. That's well under the Kedungu median of about Rp 3.0 million on AirROI, because big villas pull the median up. Area occupancy hovers near 45%. Professionally managed apartments do better, so we test 55, 65 and 75%. Take off 40% in costs and the base case nets about Rp 176 million a year, 7.9% of the price.

The numbers for this property

Kedungu 1BR Terrace yield: gross and net

There's no developer yield figure for the ALT. Our model prices a one-bedroom night near Kedungu beach at Rp 1.2 million, then takes off the manager's fee, tax, empty nights and upkeep.

Gross 13.1%≈ Rp 294 million a year at 65% occupancy and Rp 1.2 million a night Net 7.9%≈ Rp 176 million a year · payback ≈ 12.7 years
  • Gross rental incomeRp 294 million13.1% of price · rate Rp 1.2 million, occupancy 65%
  • Management companyRp 52.9 million18% of revenue · market range 15–25%
  • TaxRp 29.4 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 35.3 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 176 million7.9% of price · payback ≈ 12.7 years
Occupancy scenarios: Kedungu 1BR Terrace
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 249 millionRp 99.5 millionRp 149 million6.6%15.1 years
65%baseRp 294 millionRp 118 millionRp 176 million7.9%12.7 years
75%strongRp 339 millionRp 136 millionRp 204 million9.1%11.0 years

Kedungu is still filling in, with guests drifting over from Canggu and Nuanu, so the base case sits at 65%.

Where the numbers come from

Developer's figures
There's no developer yield figure for the ALT. Our model prices a one-bedroom night near Kedungu beach at Rp 1.2 million, then takes off the manager's fee, tax, empty nights and upkeep.
Nightly rate
Rp 1.2 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 Baza Honeymoon Suite: 7.8% net at 65% occupancy; Kedungu Baza Studio SMT: 9.2% net at 65% occupancy; Four Palms Villas: 9.4% 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.

Ownership

Ownership & what you actually get

You take the ALT on Hak Sewa terms: a 30-year lease with a 30-year extension, recorded by a notary for you or your company. Because the first term runs from the land lease date, roughly 27 years are left when you get the keys. The paperwork runs reservation, PPJB, then the lease deed. The SLF and rental rights under the hotel license come at handover.

Ownership and permits: Kedungu 1BR Terrace
Form of ownershipLeasehold (Hak Sewa)Foreigners 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 termHak Sewa 30 + 30 yearsTime counts from the land lease agreement, not from your purchase. About 27 years of the first period will be left at handover.
ZoningPink, tourism with a hotel licenseThat's the developer's statement. We check it against the Tabanan zoning plan (RDTR) in OSS.
Building approval (PBG)Asking for a copyWork on site means the approval should exist by now. Its number and a copy come to you before the deposit.
Certificate of occupancy (SLF)At handoverNo SLF, no rental license. So we link the final payment to the documents rather than to a date.
Short-term rental license (NIB)Through the complex's licenseThe complex's hotel license extends to each unit. We read how your contract spells out the right to rent this apartment.
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 handoverFull, Q1 2027The contract carries the furniture and appliance specification as an 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
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Terms

Kedungu 1BR Terrace payment schedule

  1. ReservationA deposit takes the ALT off the market, and the developer still has to name the sum.
  2. Construction stagesInstallments track the build, stage by stage, on the developer's timetable.
  3. HandoverYour closing payment goes out once the document pack is in hand.

The stage-by-stage plan still needs confirming in the offer. Once it's settled, we lock it into the PPJB.

Location

Location: Kedungu, Tabanan

West of Nyanyi and Nuanu City, Kedungu has a surf break, black sand and terraced fields, 25 minutes from Canggu. The coast is quiet. Schools, clinics and bigger shops still mean a drive back toward Canggu.

Kedungu Baza living room with a view over the fields
Kedungu · Tabanan · 3 min to the beach
  • Kedungu Beach3 min
  • Nuanu≈ 10 min
  • Canggu≈ 25 min
  • Ngurah Rai Airport≈ 1 h

Demand follows Canggu west into Tabanan. Rates trail Uluwatu and occupancy sits around 50%, so for a one-bedroom by the beach we use Rp 1.2 million a night.

The map comes from Google Maps. Google receives your IP address and may set its own cookies once it loads.

Kedungu, Tabanan · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 7sights
  • 5hotels
  • 2restaurants
  • 1beach

Closest places

  • Swell Hotel, Pool & Barhotel · 9 m
  • Ombakhotel · 89 m
  • Tipsy Pigsrestaurant · 120 m
  • Pantai Kedungusight · 330 m
  • Pantai Kadungabeach · 365 m
  • Nirjharahotel · 581 m
  • AMBUrestaurant · 582 m
  • seunghosight · 621 m

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

Straight answers

Questions about Kedungu 1BR Terrace

What does Rise Real Bali charge when I buy the Kedungu 1BR Terrace?

Nothing. You buy at the developer's sheet price, and the developer pays us. The document checks before your deposit are on us. For this apartment we match the pink zoning and hotel license against the Tabanan RDTR in OSS, get the PBG and go through the Hak Sewa 30 + 30 contract. We also confirm how your right to rent the unit is written down.

How much is the Kedungu 1BR Terrace, and what does the price include?

Rp 2.25 bn, straight from the developer's price list. For that you get a one-bedroom apartment of 43.5 m² with its own terrace and full furniture, and the specification of furniture and appliances sits in the contract. The lease is Hak Sewa 30 + 30 years. At handover in Q1 2027, about 27 years of the first term will remain.

How do I pay for the Kedungu 1BR Terrace?

First you place a reservation deposit. The developer still has to set the amount. After that you pay in tranches as construction reaches each stage. The last installment goes out when the documents are in order, not on a set date. We pin the stage plan down in the offer and the PPJB, along with a penalty if handover slips.

What yield can I realistically expect from this apartment?

Our base case assumes guests pay Rp 1.2 million per night and book 65% of the year. Once the management company, tax and vacant nights are paid, roughly 7.9% of the purchase price lands with you annually. We draw the rate from AirROI data for Kedungu, tuned to a one-bedroom, and use occupancy from managed rentals. Expenses absorb 40% of revenue. It's a projection, not a promise.

Can I buy the Kedungu 1BR Terrace remotely?

Yes. We take you around the site by video, and a Bali notary signs the documents for you by proxy. You don't need to fly in. The building is going up, with handover planned for Q1 2027. We check the works on site before every tranche, and at handover we compare the furniture with the specification and collect the documents.

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