KEDUNGU · ID RR-2679

Kedungu Baza Studio SMT: 29.4 m² studio in Kedungu

One studio out of 32 is still free at Kedungu Baza: lot SMT218, 29.4 m² (≈ 315 sq ft) on the second floor, three minutes from the surf. It costs Rp 1.64 bn on a 30 + 30-year lease, with handover due in Q1 2027. Our model gives it the best base-case yield in the complex, about 9.2% net.

Unit in Kedungu Baza · units listed: 3

Leasehold 30 + 30 years
Under construction
Hotel license

Studiobed, kitchen and dining area
1shower room
29.4 m²unit area · 2nd floor
sharedinfinity pool 25 m, gym
Leasehold30 + 30 years · 27 after handover
Q1 2027handover

Property

What you get

Kedungu Baza is a 58-unit residence in Tabanan, a three-minute walk from Kedungu beach. Shared space includes a surf shop, a café, a 25-meter infinity pool and a two-level gym. The sheet shows 32 studios. Twenty-six have sold and five are on hold, which leaves SMT218 on the second floor.

The 29.4 m² fits a bed by a floor-length window, a table for two and a kitchen run with a cooktop. The shower room is lined in blue tile. The developer's renders show furniture and appliances, and we're getting the spec for this lot. Surfers and couples on a week's trip book this size, so its nightly rate sits below the 1BR's.

The developer reports pink zoning and a hotel license at complex level. You get Hak Sewa for 30 years, extendable by 30, with around 27 left when the building opens. Early studios went from Rp 1.40 bn, and SMT218 now costs Rp 1.64 bn. For scale, the 1BR ALT runs Rp 2.25 bn and the Honeymoon Suite Rp 3.72 bn. We're still getting the payment schedule from the developer.

The numbers for this property

Kedungu Baza Studio SMT yield: gross and net

There's no developer yield figure for the studio. Our model prices a night in these 29.4 m² by Kedungu beach at Rp 1.1 million, then takes off the manager's cut, tax, gaps between guests and upkeep.

Gross 15.4%≈ Rp 252 million a year at 65% occupancy and Rp 1.1 million a night Net 9.2%≈ Rp 151 million a year · payback ≈ 10.8 years

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

Gross rental incomeRp 252 million15.4% of price · rate Rp 1.1 million, occupancy 65%
Management companyRp 45.4 million18% of revenue · market range 15–25%
TaxRp 25.2 million10% of rental income · rate depends on the structure
Wear and upkeepRp 30.2 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 151 million9.2% of price · payback ≈ 10.8 years

Occupancy scenarios: Kedungu Baza Studio SMT
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
55%cautious	Rp 213 million	Rp 85.3 million	Rp 128 million	7.8%	12.8 years
65%base	Rp 252 million	Rp 101 million	Rp 151 million	9.2%	10.8 years
75%strong	Rp 291 million	Rp 116 million	Rp 174 million	10.7%	9.4 years

The area is new, and much of its demand spills over from Canggu and Nuanu. We run the base case at 65%.

Where the numbers come from

Developer's figures: There's no developer yield figure for the studio. Our model prices a night in these 29.4 m² by Kedungu beach at Rp 1.1 million, then takes off the manager's cut, tax, gaps between guests and upkeep.
Nightly rate: Rp 1.1 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; 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.

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Ownership

Ownership & what you actually get

You'd hold the studio under Hak Sewa for 30 years, then 30 more. The land lease started the clock, which leaves around 27 years of the first term at opening. The steps run from a reservation on SMT218 to a PPJB, and at completion you receive the notarized lease together with the SLF.

Ownership and permits: Kedungu Baza Studio SMT
Form of ownership	Leasehold (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 term	Hak Sewa 30 + 30 yearsThe term counts from the date of the land lease, so about 27 years of the first period remain at handover. We fix the extension terms in the contract.
Zoning	Pink, tourism with a hotel licenseThe developer declares it, and we verify it in OSS against the Tabanan RDTR.
Building approval (PBG)	Asking for detailsWork has begun on site. We want the PBG number and extract on file before you commit a deposit.
Developer	Bali Baza, entity to confirmBefore the deposit we confirm which company signs the contract and look at the projects the developer has finished.
Certificate of occupancy (SLF)	At handoverA rental license needs the SLF first. For that reason the last payment follows the documents, whatever the calendar says.
Short-term rental license (NIB)	Through the complex's licenseBooking platforms drop units with no valid rental license (NIB). At Kedungu Baza the hotel license extends to every studio, and we check the contract wording on your rental right.
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	Full, Q1 2027An appendix to the contract lists the studio's 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 Kedungu Baza Studio SMT?

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

Terms

Kedungu Baza Studio SMT payment schedule

ReservationA deposit takes SMT218 off the market. The developer hasn't named the amount yet.
Construction stagesEach tranche matches a finished stage in the developer's build plan.
HandoverThe remaining sum is due when the full paperwork is ready.

The developer's documents don't show a payment plan so far. After our checks, we write one into the PPJB.

Location

Location: Kedungu, Tabanan

Past Nyanyi and Nuanu City the coast turns to Kedungu: a surf break, rice terraces and Canggu about 25 minutes by car. Evenings are quiet here, which is why the residence brings its own pool, gym and café.

Kedungu Baza residence among rice fields near 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

Tabanan picks up the demand Canggu can't absorb. Rates stay below Uluwatu and occupancy hovers near 50%. Our model puts a 29.4 m² studio this close to the water at Rp 1.1 million per 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 Studio SMT

What does Rise Real Bali charge when I buy the Kedungu Baza Studio SMT?

Buyers pay no fee. Our commission comes from the developer, and the studio's sheet price doesn't change because of it. Before your deposit we go through the land records, permits and contract at our own cost. Open items come to you in a short written memo. If the review finds a real problem, we'll tell you not to place the deposit.

How much is Studio SMT, and what comes with it?

Lot SMT218 costs Rp 1.64 bn on the developer's sheet. You get a 29.4 m² studio on the second floor of the Kedungu residence, with a bed by the window, a dining corner, a kitchen run and a shower room. Leasehold runs 30 + 30 years and handover falls in Q1 2027, fully furnished. We're getting the appliance spec for this lot.

Can I rent out a Kedungu Baza studio for short stays?

The developer says yes. The land carries pink zoning, and the complex's hotel license extends to every unit, so your studio doesn't need its own rental license (NIB). Before the deposit we read your rental clause. We also confirm which company will manage the guests and on what terms.

How do you get the studio's yield figures?

We start from AirROI data for Kedungu and adjust for a small unit, landing at Rp 1.1 million a night for 29.4 m². Our base case books the studio 65% of the year, the level managed rentals reach. After management, tax and wear eat 40% of revenue, roughly 9.2% of the price stays with you per year. That's an estimate, and nobody guarantees it.

Can I buy Studio SMT at Kedungu Baza from abroad?

Yes. Our broker streams the site on Zoom and goes over the sheet and layout with you during that call. A notary signs for you with the proxy you give, so you can stay home. You pay by construction stage. When the studio is ready, our team inspects it and sends you the defect list before you sign for handover.

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