PECATU · ID RR-5695

Keluoli Villas Bingin: three-bedroom villa, 187 m² on a 300 m² plot, Pecatu

Rp 8.85 bn buys 187 m² of house, three bedrooms and a pool on a 300 m² plot near Bingin. The land sits in a tourism zone. The lease runs 21 + 22 years, and a priority extension covers the second stretch.

Unit in Keluoli Villas Bingin

Leasehold 21 + 22 years
Private pool
Tourism zone

3bedrooms
187 m²villa living area
300 m²plot
Leasehold21 + 22 years
Nov 2025handover in the developer's materials

Property

What you get

The project's only villa: 187 m² of house on 300 m² of land. A high timber gable roof with a glazed front tops the building, and a paved courtyard sits ahead of it. The pool follows the garden, and the living room opens to it through a glass wall.

Three bedrooms, an open living area and a kitchen with an island suit a group of friends or a family, for holidays and long stays. The base lease of 21 years 3 months lowers your exit price, so we run the numbers over the term with the extension. The materials leave out the furniture list.

Our model takes about Rp 3.3 million a night, from comparable three-bedroom villas on the southern Bukit, since Pecatu itself has almost none. Occupancy cases are 70%, 80% and 90%, with 80% as the base. Operating costs are 16% of revenue. The base case nets about Rp 803 million a year, 9.1% of the price.

Price

Rp 8.85 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 21 + 22 years
ZoningTourism (W)
ManagementPartner, 20%

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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Message us and we'll share the document pack, a yield model at your own occupancy and a recorded call with a broker.

The numbers for this property

Keluoli Villas Bingin · 3BR villa yield: gross and net

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 3.3 million for a three-bedroom villa on the southern Bukit, less management, tax, wear and upkeep.

Gross 10.8%≈ Rp 956 million a year at 80% occupancy and Rp 3.3 million a night Net 9.1%≈ Rp 803 million a year · payback ≈ 11.0 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 956 million10.8% of price · rate Rp 3.3 million, occupancy 80%
Operating costsRp 153 million16% of revenue
Net to youRp 803 million9.1% of price · payback ≈ 11.0 years

Occupancy scenarios: Keluoli Villas Bingin · 3BR villa
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
70%cautious	Rp 837 million	Rp 134 million	Rp 703 million	7.9%	12.6 years
80%base	Rp 956 million	Rp 153 million	Rp 803 million	9.1%	11.0 years
90%strong	Rp 1.08 bn	Rp 172 million	Rp 904 million	10.2%	9.8 years

The base case is 80% occupancy under professional management, 70% is cautious and 90% is strong.

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 3.3 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: 70% cautious, 80% base and 90% strong.
Costs: 16% of revenue: the property's operating costs.
Comparable listings: Lyvin Bingin Villas · 3BR villa: 8.8% net at 78% occupancy; Lyvin Melasti · 1BR apartment: 8.6% net at 80% occupancy; Lyvin Melasti · 2BR apartment: 8.5% net at 80% 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

You hold the villa on a leasehold of 21 years 3 months, then 22 more under a priority extension. Because the first stretch is short, we fix the extension's price and conditions in the contract before you reserve. After the PPJB comes the lease deed at a notary. The PBG and SLF are still in progress.

Ownership and permits: Keluoli Villas Bingin · 3BR 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	21 years 3 months + 22 yearsYears count from your purchase date, and the priority extension appears in the deed with its conditions.
Zoning	Tourism zone (W), per the developerZone W comes from the developer, and an RDTR extract has to match it before you reserve.
Building approval (PBG)	PBG and SLF in progressWe request the PBG number and copy, and we record when the developer sends them.
Developer	Keluoli VillasBefore the deposit we look at the company and its previously delivered houses.
Certificate of occupancy (SLF)	Being processedThe rental license waits on the SLF, so we hold your final payment until it arrives.
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	To confirmOnce the developer lists the furniture, that list joins the contract.

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 Keluoli Villas Bingin · 3BR villa?

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

Terms

Keluoli Villas Bingin · 3BR villa payment schedule

ReservationYour deposit holds the villa, in an amount the developer will name.
PaymentThe handover date in the materials has passed, so the schedule stays short and its steps depend on the villa.
HandoverYou pay the balance against the SLF and the documents.

Nothing in the materials describes a payment plan. We fix one in the PPJB after due diligence.

Location

Location: Bingin · Pecatu

Surf breaks, cliffs with ocean views and beach cafés by the stairs define the southern Bukit. The draw is the sea and the calm, not the stores.

Keluoli Villas Bingin 3BR: gable-roof villa, pool and tropical garden — Pecatu · Badung · Bingin

Bingin Beach≈ 3.9 km, straight line
Padang Padang Beach≈ 2.7 km, straight line
Uluwatu Temple≈ 4.5 km, straight line
GWK Cultural Park≈ 4.8 km, straight line
Ngurah Rai Airport≈ 9.1 km, straight line

Bingin, Padang Padang and Uluwatu are close, and surfers rank them among the island's best. Shops and clinics sit a scooter ride away, and nights are quiet.

Bingin · Pecatu · Google map

Area guide and all properties

Straight answers

Questions about Keluoli Villas Bingin · 3BR villa

What does Rise Real Bali charge when I buy the Keluoli 3BR villa?

Nothing. The developer pays our commission and Rp 8.85 bn stays your price. We cover the checks before the deposit. For this villa we read the 21 years 3 months lease with its 22-year extension, zone W against RDTR, the PBG and SLF status, and the entity.

Can I buy the 3BR villa without flying to Bali?

Yes. We tour it on Zoom, and a notary signs on your power of attorney. The stated handover date has passed, so the video shows the villa as it stands now. We inspect on site and release your last payment against the occupancy certificate and documents.

Where do the yield numbers come from?

We use about Rp 3.3 million a night, taken from comparable three-bedroom villas in nearby Bukit areas and adjusted for the type. The base case assumes 80% occupancy with professional management. Operating costs take 16% of revenue. That nets roughly Rp 803 million a year, 9.1% of the price. It's our estimate, not guaranteed income.

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