KEDUNGU · ID RR-2553

Kedungu Baza Honeymoon Suite HMT: one-bedroom, 87.4 m², Kedungu

Kedungu Baza has one Honeymoon Suite left on its availability sheet: lot HMT219, a second-floor unit of 87.4 m² (≈ 940 sq ft) a short walk from the beach. It's the largest one-bedroom in the residence, and the renders show a terrace with a hot tub. It sells for Rp 3.72 bn as a 30 + 30-year leasehold, and handover is set for Q1 2027.

Unit in Kedungu Baza · units listed: 3

  • Leasehold 30 + 30 years
  • Under construction
  • Hotel license
  • 1bedroom
  • 87.4 m²unit area · 2nd floor
  • shared25 m infinity pool and gym
  • Leasehold30 + 30 years · about 27 from handover
  • Q1 2027handover

Property

What you get

Kedungu Baza is a 58-unit surf residence in Tabanan, three minutes on foot from Kedungu beach. The courtyard has a café, a surf shop, a two-story gym and a 25-meter infinity pool. The sheet lists a single Honeymoon Suite, HMT219 on the second floor. It's twice the size of the 1BR ALT, so look here if a standard apartment feels tight.

The 87.4 m² splits into a bedroom with a floor-length window, a living room with a kitchen island and a separate hallway. The developer's renders show a private terrace with a hot tub over the fields. We're asking the developer for the terrace spec, the bathroom count and the furniture list. Couples booking a week pay more for a suite than for a studio, and the price reflects that.

The developer says the plot is pink-zoned and the hotel license covers the whole complex. Your lease is Hak Sewa, 30 years plus 30, with about 27 of the first term left at handover. On the sheet, studios start at Rp 1.40 bn and the 1BR ALT costs Rp 2.25 bn, which puts the suite at Rp 3.72 bn at the top of the range. The developer hasn't sent a payment schedule yet, and we've asked for one.

The numbers for this property

Kedungu Baza Honeymoon Suite yield: gross and net

There's no developer yield figure for the suite. Our model prices a night in these 87.4 m² near Kedungu beach at Rp 2.0 million, then takes off management, tax, vacant nights and maintenance.

Gross 13.0%≈ Rp 483 million a year at 65% occupancy and Rp 2.0 million a night Net 7.8%≈ Rp 290 million a year · payback ≈ 12.8 years
  • Gross rental incomeRp 483 million13.0% of price · rate Rp 2.0 million, occupancy 65%
  • Management companyRp 86.9 million18% of revenue · market range 15–25%
  • TaxRp 48.3 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 58.0 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 290 million7.8% of price · payback ≈ 12.8 years
Occupancy scenarios: Kedungu Baza Honeymoon Suite
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 409 millionRp 163 millionRp 245 million6.6%15.2 years
65%baseRp 483 millionRp 193 millionRp 290 million7.8%12.8 years
75%strongRp 557 millionRp 223 millionRp 334 million9.0%11.1 years

Demand in this young area comes mostly from Canggu and Nuanu guests looking for quiet, and our base case uses 65%.

Where the numbers come from

Developer's figures
There's no developer yield figure for the suite. Our model prices a night in these 87.4 m² near Kedungu beach at Rp 2.0 million, then takes off management, tax, vacant nights and maintenance.
Nightly rate
Rp 2.0 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 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 hold the suite on a Hak Sewa leasehold: a 30-year first term plus a 30-year extension written into the contract. The first term dates from the land lease, which leaves roughly 27 years at handover. You reserve HMT219, sign a PPJB once our checks clear, and get the notarized lease and the SLF at completion.

Ownership and permits: Kedungu Baza Honeymoon Suite
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 yearsThe term dates from the land lease agreement, leaving close to 27 years of the first period at handover. The extension goes into the contract.
ZoningPink, tourism with a hotel licenseStated by the developer. Our team cross-checks it with the Tabanan RDTR through OSS.
Building approval (PBG)Asking for detailsSince construction has started, we ask for the PBG number and an extract before any deposit.
DeveloperBali Baza, entity to confirmWe match the legal entity to the contract and review the developer's completed projects before the deposit.
Certificate of occupancy (SLF)At handoverThe rental license depends on the SLF. We therefore tie the handover payment to the documents, not the date.
Short-term rental license (NIB)Through the complex's licensePlatforms remove listings without a valid rental license (NIB). Here the complex's hotel license covers the suites too, and we check how your contract records your right to rent.
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 spec for furniture, appliances and the terrace hot tub goes into the contract 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 Baza Honeymoon Suite payment schedule

  1. ReservationA deposit holds lot HMT219 while the developer confirms the amount.
  2. Construction stagesYou pay in parts as the building reaches each stage of the developer's plan.
  3. HandoverThe balance goes to the developer against the complete document pack.

The developer hasn't published a payment plan for the suite. Once our checks are done, the schedule goes into the PPJB.

Location

Location: Kedungu, Tabanan

Kedungu sits one beach past Nyanyi and Nuanu City, a surf spot backed by paddies and 25 minutes from Canggu. Nightlife is thin so far, and the residence fills that gap with its own pool, gym and café.

Kedungu Baza among rice fields by the ocean at sunset, render
Kedungu · Tabanan · 3 min to the beach
  • Kedungu Beach3 min
  • Nuanu≈ 10 min
  • Canggu≈ 25 min
  • Ngurah Rai Airport≈ 1 h

Buyers come to Tabanan for cheaper land as Canggu fills up. Rates run below Uluwatu with occupancy near 50%, and for an 87.4 m² suite by the beach we model Rp 2.0 million a night.

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 Baza Honeymoon Suite

What does Rise Real Bali charge when I buy the Kedungu Baza Honeymoon Suite?

Nothing. The developer pays our commission, and the sheet price is the same either way. Before any deposit we go through the land rights, the permits and the contract, free of charge. You get the findings in writing, open questions included. If the checks turn up a problem, you don't put the deposit down.

What does the Honeymoon Suite cost, and what's included?

The developer's sheet lists lot HMT219 at Rp 3.72 bn. That buys an 87.4 m² suite on the residence's second floor in Kedungu, Tabanan, with a bedroom, a living room and kitchen, and a terrace with a hot tub on the renders. The lease is 30 + 30 years, handover is in Q1 2027, and furniture is complete. We're confirming the bathroom count from the plan.

Can I rent the Honeymoon Suite out by the night?

Yes, according to the developer. The land is pink-zoned, and the complex holds a hotel license that covers all units at once, so you won't need a separate rental license (NIB) for your suite. Before the deposit we check how the contract secures your right to rent the unit and who manages the bookings.

Where do the suite's yield numbers come from?

We take AirROI rates for Kedungu and adjust them for a large one-bedroom, which gives Rp 2.0 million a night for 87.4 m². Occupancy comes from managed rentals, 65% in the base case. Management, tax and wear absorb 40% of revenue, and you keep about 7.8% of the price each year. It's our estimate, not a guarantee.

Can I buy the Kedungu Baza Honeymoon Suite without traveling?

Yes. A live Zoom from the site covers the viewing, and we go through the sheet and floor plan on a call. With a power of attorney in place, a notary signs for you. You pay in tranches by construction stage. At completion our team inspects the suite and sends you a written snag list before you sign for handover.

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