PECATU · ID RR-5711

Lyvin Melasti: one-bedroom apartment, 80.1 m², in Melasti, Pecatu

At 80.1 m² (≈ 860 sq ft) this is the entry apartment of Lyvin Melasti, with panoramic glazing and an ocean view. The lease runs 36 years with a priority option to extend by 50. It costs Rp 7.35 bn, and we're confirming the handover date with the developer.

Unit in Lyvin Melasti · units listed: 2

Leasehold 36 + 50 years
Handover stated for 2026
Ocean view

1bedroom
80.1 m²size
Leasehold36 + 50 years
02.2026handover per the developer

Property

What you get

For one bedroom, 80.1 m² is generous. The project renders show floor-to-ceiling glass, pale stone and the ocean in view. It is the smallest type in Lyvin Melasti, and it gives you room that city apartments on the Bukit rarely match.

Think of a couple who fly in for two or three weeks of surf and sunsets. A big unit with a view supports a higher nightly rate than a standard Bukit flat. Layout and finishes aren't published yet, so we request them.

Our model uses about Rp 2.6 million a night, set above Bukit city apartments because of the size and the view. Occupancy: 80% base, 70% cautious, 90% strong. After 16% of revenue goes to operating costs, around Rp 630 million a year is left, 8.6% of the price.

Price

Rp 7.35 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 36 + 50 years
Size80.1 m²
Rooms1 bedroom

Gusti AyuBroker · Rise Real Bali · On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Lyvin Melasti · 1BR apartment?

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Tell us your target occupancy in the form and we'll return the paperwork list, a yield calculation for that figure, and a recorded call with your broker.

The numbers for this property

Lyvin Melasti · 1BR apartment yield: gross and net

The developer doesn't publish a yield for this unit. Below is our model: roughly Rp 2.6 million a night and operating costs deducted from revenue.

Gross 10.2%≈ Rp 749 million a year at 80% occupancy and Rp 2.6 million a night Net 8.6%≈ Rp 630 million a year · payback ≈ 11.7 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 749 million10.2% of price · rate Rp 2.6 million, occupancy 80%
Operating costsRp 120 million16% of revenue
Net to youRp 630 million8.6% of price · payback ≈ 11.7 years

Occupancy scenarios: Lyvin Melasti · 1BR apartment
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
70%cautious	Rp 656 million	Rp 105 million	Rp 551 million	7.5%	13.3 years
80%base	Rp 749 million	Rp 120 million	Rp 630 million	8.6%	11.7 years
90%strong	Rp 843 million	Rp 135 million	Rp 708 million	9.6%	10.4 years

Base: 80% occupancy with professional management. Cautious: 70%. Strong: 90%.

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 2.6 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: Keluoli Villas Bingin · 3BR villa: 9.1% net at 80% occupancy; Lyvin Bingin Villas · 3BR villa: 8.8% net at 78% 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

This apartment comes on a 36-year leasehold. A priority right adds up to 50 years, which the lease spells out. We count from handover. The route is a PPJB first and a notarized lease after. Two items are still with the developer: the permit number and the zoning extract.

Ownership and permits: Lyvin Melasti · 1BR apartment
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	36 + 50 yearsThe base term is 36 years, and the developer attaches a priority right to extend for 50. Remaining years count from handover, and the extension goes into the contract.
Zoning	To confirmThe RDTR extract tells us what the plot may be used for. It arrives before your deposit.
Building approval (PBG)	To confirmPermit number and extract are on our request list, due before any deposit.
Developer	Lyvin, legal entity to confirmWe look at the company that stands behind the project and at what it has built.
Certificate of occupancy (SLF)	To confirmThe regency licenses rentals only after an SLF. We ask for the project status in writing before you pay.
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 confirmA 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

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Lyvin Melasti · 1BR apartment?

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

Terms

Lyvin Melasti · 1BR apartment payment schedule

ReservationA reservation deposit holds the unit; we're confirming the amount.
First installment30% of the contract price.
BalanceThe developer gives no schedule or dates, so we request them for this unit.
HandoverYour final payment is released against the full document pack.

The developer states the 30% down payment. Dates and amounts for the rest go into the PPJB after our checks.

Location

Location: Melasti · Pecatu

Melasti is the quiet southern Bukit: ocean, cliffs, silence. That suits a couple. Dinner, though, means a scooter or a car.

Lyvin Melasti 1BR: terraced block and pool at sunset — Pecatu · Badung · Melasti

Melasti Beach (straight line)≈ 2.5 km
Pandawa Beach (straight line)≈ 5 km
Uluwatu Temple (straight line)≈ 6.5 km
Ngurah Rai Airport (straight line)≈ 10.5 km

Couples come for two or three weeks of ocean. Cafés and shops sit a ride away.

Melasti · Pecatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

6hotels
4restaurants
2sights
1bar
1gym

Closest places

Luz-Ita sunshine villashotel · 293 m
Prasana Villas by Arjanihotel · 524 m
Savaya Balibar · 818 m
Alila Villashotel · 836 m
Alila Villas Uluwatuhotel · 856 m
Cirerestaurant · 921 m
close. private resortsight · 928 m
Villa Valeriahotel · 992 m

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

Straight answers

Questions about Lyvin Melasti · 1BR apartment

What does Rise Real Bali charge when I buy the Lyvin Melasti 1BR?

Nothing comes out of your pocket for our work. The developer's price is what you pay, and Lyvin covers the commission. Before you put down money we study the 36-year lease with its 50-year priority extension, request the zoning extract, look into the company and ask for the building permit number and a copy.

Can I buy this Lyvin Melasti one-bedroom remotely?

Yes. We run a video viewing and a notary signs for you under a power of attorney. Someone from our team receives the keys on your behalf. The 30% first installment opens the deal, we chase the schedule for the rest, and the closing payment moves only against a full set of papers.

Where do the Lyvin Melasti 1BR yield numbers come from?

The starting point is about Rp 2.6 million a night, the going rate for comparable apartments in Pecatu, adjusted up because the unit is large and has a view. At 80% occupancy and 16% operating costs, you keep roughly Rp 630 million a year, which is 8.6% of the price. Treat it as our estimate, not a promise.

When does the Lyvin Melasti 1BR hand over?

The developer's materials give February 2026, and we're confirming where construction stands today. We ask for the status in writing before you pay a deposit. After that, your payments follow verified stages on site rather than a calendar, and the final tranche waits for the full document pack.

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