PECATU · ID RR-5712

Lyvin Melasti: two-bedroom apartment, 195 m², in Melasti, Pecatu

Rp 10.78 bn buys 195 m² (≈ 2,100 sq ft) of two-bedroom apartment, about 100 m² per bedroom, in Lyvin Melasti. Leasehold lasts 36 years with a priority option to extend by 50. Ocean views come with the plan. The developer's handover date is still open on our side.

Unit in Lyvin Melasti · units listed: 2

  • Leasehold 36 + 50 years
  • Handover stated for 2026
  • Ocean view
  • 2bedrooms
  • 195 m²size
  • Leasehold36 + 50 years
  • 02.2026handover per the developer

Property

What you get

Call it a villa that happens to be an apartment. With roughly 100 m² per bedroom, the 195 m² unit leaves space for a wide living room and terraces. It is the middle type in Lyvin Melasti.

Families and two couples sharing a trip fit here, for stays of two or three weeks. Size and view are the strengths. The ticket is the weakness: a pricier unit takes longer to turn over than a small apartment. We've asked for the finish list and the engineering specs.

For the model we use about Rp 3.7 million a night, in line with large southern Bukit apartments. Occupancy runs 80% in the base case, 70% cautious and 90% strong. Spend 16% of revenue on operating costs and about Rp 912 million a year remains: 8.5% of the price.

The numbers for this property

Lyvin Melasti · 2BR apartment yield: gross and net

The developer doesn't publish a yield for this unit. Below is our model, built on a rate near Rp 3.7 million a night, then reduced by operating costs.

Gross 10.1%≈ Rp 1.09 bn a year at 80% occupancy and Rp 3.7 million a night Net 8.5%≈ Rp 912 million a year · payback ≈ 11.8 years
  • Gross rental incomeRp 1.09 bn10.1% of price · rate Rp 3.7 million, occupancy 80%
  • Operating costsRp 174 million16% of revenue
  • Net to youRp 912 million8.5% of price · payback ≈ 11.8 years
Occupancy scenarios: Lyvin Melasti · 2BR apartment
OccupancyGross incomeExpenses 16%Net% of pricePayback period
70%cautiousRp 950 millionRp 152 millionRp 798 million7.4%13.5 years
80%baseRp 1.09 bnRp 174 millionRp 912 million8.5%11.8 years
90%strongRp 1.22 bnRp 195 millionRp 1.03 bn9.5%10.5 years

We model 80% occupancy as the base, 70% as the cautious case and 90% as the strong case, always with a professional manager.

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 3.7 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 · 1BR apartment: 8.6% 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

Leasehold, 36 years plus a priority 50-year extension, is how Lyvin offers this apartment. We measure the remaining term from handover and record the extension terms in your lease. PPJB first, notarized lease second. The developer still owes us the permit number and the zoning extract.

Ownership and permits: Lyvin Melasti · 2BR apartment
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 term36 + 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.
ZoningTo 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.
DeveloperLyvin, 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 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 handoverTo 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 · 2BR apartment?

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Terms

Lyvin Melasti · 2BR apartment payment schedule

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

Only the 30% down payment comes from the developer. We fix the full schedule in the PPJB after due diligence.

Location

Location: Melasti · Pecatu

Southern Bukit at Melasti gives you ocean and room to breathe. It rewards a large apartment. It punishes anyone who wants dinner without a car.

Lyvin Melasti 2BR: 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

Families pick Melasti for quiet and a nearby beach, then drive for groceries and restaurants.

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 · 2BR apartment

What does Rise Real Bali charge for the Lyvin Melasti 2BR?

Nothing. Lyvin's price list sets what you pay, and the developer funds our commission. We absorb the cost of checks before your deposit: the 36-year lease and 50-year priority extension, a zoning extract, the company behind the project and the building approval number.

Can I buy the 195 m² Lyvin Melasti apartment from abroad?

Yes. Watch the apartment over video, then let a notary sign on your behalf under a power of attorney. We take the unit over locally. Once the 30% installment is in, we request the schedule for the balance, verify each stage, and send the final payment against the full paperwork.

How did you reach the yield figures for the Lyvin Melasti 2BR?

We take about Rp 3.7 million a night, in line with big southern Bukit apartments, and scale for roughly 100 m² per bedroom. Base occupancy is 80%. Operating costs absorb 16% of revenue, which leaves around Rp 912 million a year, or 8.5% of the price. It remains an estimate.

Who is the Lyvin Melasti 2BR for?

It suits a family or two couples renting for two to three weeks, and an owner who wants space plus a view. Because the price is higher, the unit turns over more slowly than a one-bedroom. Check the yield cases above before you decide.

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