UMALAS · ID RR-5526

KIRA Tropical Loft: one-bedroom loft villa, 48 m², with its own pool, Kerobokan

This one-bedroom loft villa in Kerobokan, next door to Umalas, costs Rp 1.27 bn for 30 years of leasehold and gives you 48 m² inside plus your own pool on 50 m² of land. The bed sits up on a mezzanine. It's a natural fit for a couple or a solo buyer, with handover planned for Q2 2027.

Unit in KIRA Tropical Loft

  • Leasehold 30 years
  • Under construction
  • Own pool
  • One of 25 villas
  • 1bedroom on the mezzanine
  • 1bathroom
  • 48 m²under the roof
  • 50 m²plot including pool
  • Leasehold30 years
  • Q2 2027developer's handover date

Property

What you get

Every lot in the complex follows this one plan, so the 21 still unsold are interchangeable except for their spot in the row. The row runs off a guarded private lane in Kerobokan, and Petitenget Beach lies just over 2 km from the gate. Four buyers have already reserved.

Downstairs is one open room for sitting, cooking and eating at the bar, a couple of steps below the entry. The loft above holds the bed, a desk and the bathroom. With 48 m² (≈ 515 sq ft) inside, the pool against the lounge glass does the heavy lifting: it's why a guest books this over a studio apartment. A couple, a remote worker or a first-time Bali investor will use the space well.

Your land lease runs 30 years. Renewal terms are still outstanding, and we've put the question to the developer. Our catalog shows Rp 1.27 bn, while the developer's list puts this lot at Rp 1.30 bn. You'll have the exact contract figure in rupiah before you reserve. The developer calls the zone yellow, which is residential. There's no PBG yet, and one installment waits for it.

The numbers for this property

KIRA Tropical Loft · 1BR loft villa yield: gross and net

No developer yield exists for this one-bedroom loft, so the numbers below are ours: Rp 973,500 per night for a one-bedroom with its own pool, net of the manager's cut, tax, wear and upkeep.

Gross 19.5%≈ Rp 249 million a year at 70% occupancy and Rp 973,500 a night Net 11.7%≈ Rp 149 million a year · payback ≈ 8.5 years
  • Gross rental incomeRp 249 million19.5% of price · rate Rp 973,500, occupancy 70%
  • Management companyRp 44.8 million18% of revenue · market range 15–25%
  • TaxRp 24.9 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 29.8 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 149 million11.7% of price · payback ≈ 8.5 years
Occupancy scenarios: KIRA Tropical Loft · 1BR loft villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 213 millionRp 85.3 millionRp 128 million10.0%10.0 years
70%baseRp 249 millionRp 99.5 millionRp 149 million11.7%8.5 years
80%strongRp 284 millionRp 114 millionRp 171 million13.4%7.5 years

Where the numbers come from

Developer's figures
No developer yield exists for this one-bedroom loft, so the numbers below are ours: Rp 973,500 per night for a one-bedroom with its own pool, net of the manager's cut, tax, wear and upkeep.
Nightly rate
Rp 973,500, our estimate for the area: AirROI data for Umalas, 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: 60% cautious, 70% base and 80% strong.
Costs
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
Umalas Private Suite 30Y: 9.1% net at 70% occupancy; Umalas Private Suite 25Y: 9.6% net at 70% occupancy; Umalas Private Suite 20Y: 10.6% net at 70% 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'd sign a 30-year land lease in front of a notary. Nothing we hold on this villa covers renewal, which matters on a term this short, so that answer comes before your deposit. The PBG hasn't arrived. The SLF follows the build, and only then can the regency grant a rental license.

Ownership and permits: KIRA Tropical Loft · 1BR loft villa
Form of ownershipLeaseholdForeigners 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 term30 yearsIn our math your years start counting at handover. Renewal isn't in the materials, and we want it written into the contract.
ZoningYellow, residential, per the developerAn RDTR extract and an OSS lookup confirm the zone before you pay anything.
Building approval (PBG)Not issued yetOne 1% installment waits until both the PBG and SLF exist. We request the permit scan ahead of the reservation.
DeveloperPT Amory Bali GrupOur check covers the company registration, its land rights and past handovers.
Certificate of occupancy (SLF)After construction endsA rental license needs the SLF first, so installments track the build instead of fixed dates.
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 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 handoverQ2 2027, fit-out to confirmWe attach the list of furniture and appliances to 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

KIRA Tropical Loft · 1BR loft villa payment schedule

  1. 50%Rp 650 million on the day you sign at the notary.
  2. 5 × 9.6%One installment each at foundations, the upper slab, the roof, the exterior and the interior finish.
  3. 1%Held back for 90 days after handover as a defects guarantee.
  4. 1%Last to go, once the PBG and SLF come through.

The schedule is the developer's own, from our listing database. You pay in rupiah, and we want written sign-off on each stage before any installment goes out.

Location

Location: Kerobokan · Umalas

Garden walls and narrow streets define this part of Kerobokan, with Seminyak's restaurants and shops about ten minutes out. Getting in costs less than in Canggu, and there's less traffic noise at night.

KIRA loft villa: complex entrance, developer's render
Umalas · Badung · Kerobokan
  • Petitenget Beach≈ 2.1 km · 7 min
  • Seminyak≈ 10 min
  • Canggu, Batu Bolong≈ 15 min
  • Cafés and shopssteps from the complex
  • Ngurah Rai Airport≈ 35 min

The draw is Seminyak's services close by at a lower entry price. The cost is tight roads that jam at rush hour.

Kerobokan · Umalas · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 135hotels
  • 69restaurants
  • 33cafés
  • 11shops
  • 8spas
  • 6sights
  • 5clinics

Closest places

  • Apple Suite & Apartementhotel · 38 m
  • Spunky Premiere Kutahotel · 44 m
  • Bobby'srestaurant · 117 m
  • La beauté salonspa · 240 m
  • Warung pengubenganrestaurant · 252 m
  • Delu Villas and Suiteshotel · 260 m
  • food & fruit marketshop · 269 m
  • Marketshop · 279 m

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

Straight answers

Questions about KIRA Tropical Loft · 1BR loft villa

What does Rise Real Bali charge on a KIRA loft villa?

Zero. Our commission sits inside the developer's side of the deal, so your price stays the list price. For this villa we ask about lease renewal, the PBG status and the 30-year land lease itself. Those checks run at our expense, and you get a written report before the deposit, with the unanswered questions listed on their own page.

Can I buy this loft villa from overseas?

You can. A Zoom viewing replaces the trip, and the notary closes on a power of attorney. Builders are still on site, so each installment matches a stage that we inspect in person and document in a photo report. The final payment moves only against the documents, and we won't let a deposit go out on papers we haven't verified.

How much could this loft earn as a rental?

The model uses Rp 973,500 per night: the AirROI rate for this area, scaled to a small villa with a pool, then checked against similar Umalas listings we hold. Three cases, 60, 70 and 80% occupancy, assume a professional manager, with costs eating 40% of revenue. In the 70% case your net comes to Rp 149 million a year. Treat it as an estimate.

How do I pay for the villa?

Half goes in at the notary signing: Rp 650 million. Five installments of 9.6% follow the build, from foundations through the upper slab and roof to exterior and interior finishing. Another 1% waits 90 days after handover as a defects guarantee. The last 1% lands once the regency issues the PBG and SLF.

Who is this villa a good fit for?

A couple or a single owner who wants a private pool at an entry price of Rp 1.27 bn. As a rental it competes with studios and one-bedroom apartments, and the pool gives it the edge. Long stays work well in Umalas, since tenants here choose quiet over nightlife. A family with kids will find one bedroom tight.

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