UMALAS · ID RR-1917

KIRA Tropical Loft: complex of one-bedroom loft villas, 48 m², in Kerobokan

KIRA Tropical Loft is a complex of 25 identical one-bedroom loft villas in Kerobokan, between Umalas and Seminyak, with lots from Rp 1.27 bn on a 30-year leasehold. Each villa has a mezzanine bedroom, 48 m² under the roof and a private pool on a 50 m² plot. The developer targets handover in Q2 2027.

  • Leasehold 30 years
  • Under construction
  • Private pool
  • 25 villas in the complex
  • 1mezzanine bedroom
  • 1bathroom
  • 48 m²villa area
  • 50 m²plot with pool
  • Leasehold30 years
  • Q2 2027handover, per the developer

Property

What you get

Kerobokan is a residential quarter wedged between Umalas and Seminyak. Petitenget Beach is a little over 2 km (≈ 1.3 miles) off, and the cafés of Batu Bolong take about fifteen minutes by scooter. Twenty-five lots line an internal driveway, with a guard post and parking at the gate. The developer confirms that every lot shares one layout. Four have buyers already, leaving 21 for sale.

Each villa has two levels. A sunken lounge, the kitchen and a bar counter fill the ground floor, and the bedroom with its bathroom sits on a mezzanine above. You get 48 m² (≈ 515 sq ft) under the roof on a 50 m² plot. The small private pool runs right up to the glass wall of the lounge. Finishes stay plain: timber, microcement and dark stone behind the stove. At this size the pool decides the booking, because without one a guest picks an apartment over a villa.

According to the developer, the plot lies in the yellow zone, meaning residential use. You'd hold a 30-year leasehold, and the materials say nothing about renewal, so we raise it before any deposit. The developer's price sheet lists Rp 1.30 bn per lot, while our catalog shows Rp 1.27 bn. Contracts settle in rupiah, and we'll pin down the exact figure before you pay a deposit. The PBG hasn't come through yet, and the payment schedule holds a separate installment for it.

Developer price list

KIRA Tropical Loft: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

TypeSizeBedroomsPriceThe numbers
1BR loft villa48 m² · 50 m² plot1Rp 1.30 bnwith numbers →

One layout covers the whole complex: 25 identical lots, four of them reserved. The developer prices in rupiah, and the contract fixes the settlement currency.

The numbers for this property

KIRA Tropical Loft yield: gross and net

PT Amory Bali Grup hasn't put out a yield figure for these lofts. Our model runs Rp 973,500 a night for a pool villa of this size in Kerobokan, then takes off management, 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
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
PT Amory Bali Grup hasn't put out a yield figure for these lofts. Our model runs Rp 973,500 a night for a pool villa of this size in Kerobokan, then takes off management, 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

Ownership here means a 30-year land lease signed at a notary, and the developer's papers carry no renewal terms yet. We get those in writing before you commit. The building approval (PBG) hasn't arrived, and the payment plan parks 1% until it does. Once the villas stand finished, the SLF comes first and a rental license after it.

Ownership and permits: KIRA Tropical Loft
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 yearsWhat counts is the term left at handover, not at signing. The materials skip renewal entirely, so we ask for terms and put the reply on paper.
ZoningYellow, residential, per the developerAhead of the deposit we pull an RDTR extract and the OSS record instead of relying on the seller's account.
Building approval (PBG)Not issued yetThe developer's plan keeps a separate installment for after the PBG and SLF arrive. A scan of the permit comes to us before your deposit.
DeveloperPT Amory Bali GrupWe look into the company, its right to the land and the projects it has delivered.
Certificate of occupancy (SLF)After construction endsNo rental license comes without the SLF. That's why your installments follow build stages and ignore the calendar.
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 confirmThe furniture and appliance list becomes an appendix to your 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
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Terms

KIRA Tropical Loft payment schedule

  1. 50%Due at the notary signing: Rp 650 million.
  2. 5 × 9.6%Five stage installments: foundations, second-floor slab, roof, exterior finishing and interior finishing.
  3. 1%Released after handover and a 90-day defects retention.
  4. 1%The final sliver, once the PBG and SLF come through.

This schedule comes from the developer through our listing database. Every payment runs in rupiah, and before each installment we ask for written confirmation that the stage is complete.

Location

Location: Kerobokan · Umalas

Kerobokan runs on narrow streets and walled gardens, with Seminyak's shops and restaurants ten minutes away. Entry prices sit below Canggu, and the nights are quieter.

KIRA Tropical Loft: gated entry and the row of villas, 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

Buyers pick Kerobokan as a compromise: Seminyak's services close by at a smaller ticket. In return you live with tight lanes and rush-hour traffic.

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

What does Rise Real Bali charge when I buy at KIRA Tropical Loft?

Nothing. You pay the developer's price, and PT Amory Bali Grup covers our fee. The checks before your deposit cost you nothing either. For KIRA we chase the building approval (PBG), an RDTR extract for the plot and the lease renewal terms. Our written report closes with a separate list of whatever remains open, so you know exactly what you're signing.

Can I buy a KIRA villa without flying to Bali?

Yes. We show the site over Zoom, film a walk-through and send fresh construction photos. You sign a power of attorney at home, and the Bali notary completes the lease with it, so no flight is needed. At handover we go through the villa room by room against a defects list. The developer aims for Q2 2027, and we check progress on site before each installment leaves your account.

How did you arrive at the nightly rate for these lofts?

AirROI gives us the area's nightly rate, which we adjust for a 48 m² loft with a plunge-size pool and test against neighboring Umalas listings in our catalog. That lands at Rp 973,500. Our cases put occupancy at 60, 70 and 80% with a hired manager, and costs absorb 40% of revenue. Nobody can promise rental income, so treat the output as a forecast.

What happens to a KIRA villa after 30 years?

The lease ends and the plot returns to the landowner. From then on only the contract matters: whether you hold a right to extend, and at what price. KIRA's materials don't cover renewal yet, so we ask the developer and get the answer in writing before the deposit. Without that clause, the villa's value slides toward zero as the term runs down.

Can I rent the villa out by the night?

The developer describes the zone as residential, which allows rentals. Nightly letting also requires a rental license (NIB), which the regency grants only after the SLF. So we plan the first months after handover around long-term tenants. An RDTR extract confirms the zone before the deposit, which beats taking anyone's word for it.

Units in this project

1 unit with numbers

Each one shows the developer price, net income from our model, document status and the payment schedule.

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