PECATU · ID RR-5703

Lyvin Bingin Villas: three-bedroom villa, 255 m², in Pecatu

Three bedrooms, 255 m² of living space on a 320 m² plot and a pool in the yard: this 2023 villa near Bingin lists at Rp 13.28 bn. The lease runs 25 years and five months, with first call on another 25. White walls and arched windows give it a look you can spot from the lane.

Unit in Lyvin Bingin Villas

Leasehold 25 + 25 years
Completed
Pool in the yard

3bedrooms
255 m²villa size
320 m²plot
Leasehold25 + 25 years
2023year built

Property

What you get

The villa covers 255 m² (≈ 2,745 sq ft) on a plot of 320 m². Expect three bedrooms, arched windows, wooden louvers and a tiled roof, with big trees shading the yard. The owner moves in right away, because the house finished in 2023.

It suits a family or two couples who stay a week or longer. The area is quiet, with surf breaks and bars a few kilometers away. The land carries the tourism zone, and the lease gives 25 years and five months plus a 25-year option. We're requesting the PBG and the SLF.

Here's how we model it. We use Rp 5.1 million a night, above the median for three-bedroom villas in Bingin, since this house is larger and costs more; Pecatu itself has no comparable data. Occupancy: 78% base, 68% cautious, 88% strong. Operating costs take 20% of revenue. The base case leaves about Rp 1.17 bn a year, 8.8% of the price.

Price

Rp 13.28 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 25 + 25
StageCompleted 2023
Size255 m² on a 320 m² plot
PoolPrivate, in the yard

Gusti AyuBroker · Rise Real Bali · On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Lyvin Bingin Villas · 3BR villa?

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We'll send the document pack, a yield model at your occupancy and a recorded walk-through with a broker. Message us on WhatsApp.

The numbers for this property

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

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 5.1 million, with operating costs, tax, wear and upkeep taken from revenue.

Gross 11.0%≈ Rp 1.46 bn a year at 78% occupancy and Rp 5.1 million a night Net 8.8%≈ Rp 1.17 bn a year · payback ≈ 11.4 years

20%Operating costs 80%Left for the owner

Gross rental incomeRp 1.46 bn11.0% of price · rate Rp 5.1 million, occupancy 78%
Operating costsRp 292 million20% of revenue
Net to youRp 1.17 bn8.8% of price · payback ≈ 11.4 years

Occupancy scenarios: Lyvin Bingin Villas · 3BR villa
Occupancy	Gross income	Expenses 20%	Net	% of price	Payback period
68%cautious	Rp 1.27 bn	Rp 255 million	Rp 1.02 bn	7.7%	13.0 years
78%base	Rp 1.46 bn	Rp 292 million	Rp 1.17 bn	8.8%	11.4 years
88%strong	Rp 1.65 bn	Rp 330 million	Rp 1.32 bn	9.9%	10.1 years

The base case is 78% occupancy under professional management, with 68% as the cautious case and 88% as the strong one.

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 5.1 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: 68% cautious, 78% base and 88% strong.
Costs: 20% of revenue: the property's operating costs.
Comparable listings: Keluoli Villas Bingin · 3BR villa: 9.1% net at 80% 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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

What you buy is a leasehold: 25 years and five months of base term, then first call on a 25-year extension. You sign the sale documents at a notary and receive the keys by act. The PBG and SLF copies aren't in our file yet, and we're requesting them. Nothing about the rental license can be assumed until the SLF shows up.

Ownership and permits: Lyvin Bingin Villas · 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	25 years 5 months + 25 yearsThe extension has priority status. We calculate the remaining term at the sale date and set the extension price and conditions in the lease.
Zoning	Tourism zone (Zona Pariwisata), per the listingThe zone label comes from our database. We match it with an RDTR extract before you deposit.
Building approval (PBG)	To confirmThe PBG number and an extract are on our request list.
Developer	Lyvin, company to confirmWe examine the entity, the delivered projects and the land lease.
Certificate of occupancy (SLF)	Building done · certificate to confirmNo SLF, no rental license, so we want that copy before the deposit.
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 itThe house is finished. Your money moves against the notary signing and the handover of the keys.
Furniture and handover	Turnkey, inventory to confirmThe furniture and appliance list becomes an appendix to your agreement.

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 Lyvin Bingin Villas · 3BR villa?

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

Terms

Lyvin Bingin Villas · 3BR villa payment schedule

ReservationYou leave a deposit to hold the villa, and we're confirming the amount.
ChecksLease, zoning, PBG and SLF come first, before the larger payment.
ContractAt the notary you sign and pay the rest against the handover.
KeysAcceptance by act follows a video walk-through.

The developer hasn't published a payment plan. We settle one after the checks and write it into the agreement.

Location

Location: Bingin · Pecatu

This corner of Pecatu touches Bingin: surf spots, beach cafés and Uluwatu Temple within reach. Lanes stay quiet. Pharmacies and supermarkets take a scooter.

Lyvin Bingin Villas: white villa with arches, a pool and a wooden deck — Pecatu · Badung · Bingin

Mensa Asian Bistro and Bar≈ 100 m straight-line
Bali Fit Corner≈ 190 m straight-line
Padang Padang Beach≈ 1.6 km straight-line
Uluwatu Temple≈ 4.4 km straight-line
Ngurah Rai Airport≈ 8.5 km straight-line

The draw is peace within reach of the surf. The catch: errands need wheels, and demand follows the surf season.

Bingin · Pecatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

147hotels
32restaurants
9spas
8shops
6gyms
5cafés
3sights

Closest places

Lyvin Bingin Villashotel · 31 m
The Bamboo Hutspa · 59 m
Aurora Wonderlandhotel · 61 m
Bingin Castawayshotel · 64 m
Bingin Garden Villashotel · 68 m
The Jepun Villashotel · 85 m
Bingin Mimpi Villahotel · 92 m
Villa Maja Boutique Hotelhotel · 95 m

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

Straight answers

Questions about Lyvin Bingin Villas · 3BR villa

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

Nothing. Lyvin covers our commission. Before your deposit we check the land lease, the management contract and the license position at our own cost, and we put the findings in writing. The developer's company details, the PBG number and the SLF act are the items we still chase.

What does the price of the 3BR villa cover?

The listing database shows Rp 13.28 bn for 255 m² on a 320 m² plot, pool included, and the house is complete. The furniture list isn't spelled out, so we request it for the contract. Transaction taxes and notary fees come on top, and we total them before you deposit.

Where do the yield numbers come from?

We take roughly Rp 5.1 million a night from comparable Pecatu and Bingin villas and adjust for a three-bedroom with a pool. The base case runs 78% occupancy with professional management and 20% of revenue in costs. That's an estimate from Rise Real Bali, not guaranteed income.

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