PECATU · ID RR-5721

Lyvin Uluwatu: one-bedroom apartment, 78.7 m², with ocean view, Pecatu

At 78.7 m², this one-bedroom is closer to a small house than to a studio. The ocean view, terracotta interior and shared pool come with a 33 + 20 year leasehold. Handover is planned for Q2 2028, and the price is Rp 7.01 bn.

Unit in Lyvin Uluwatu · units listed: 2

Leasehold 33 + 20 years
Under construction
Ocean view

1bedroom
78.7 m²apartment size
Leasehold33 + 20 years
Q2 2028handover
231 mto Suluban Beach

Property

What you get

At 78.7 m² (≈ 845 sq ft), the one-bedroom gives a couple real room: a living area with a panoramic window, a dining corner and an ocean view. Interiors lean terracotta and sand, with blinds on the glass. The complex pool is shared.

The typical guest is a couple in high season who wants the Suluban cliffs and sunsets close by. The plot sits in the tourism zone, and the lease gives 33 years and two months plus a 20-year option. PBG and SLF are in process, and we're asking for the numbers.

Here's how we model it. We use Rp 3.0 million a night, higher than apartments in Uluwatu and Bingin because of the ocean view and the upscale class, though a price twice the market limits how far the rate can climb. Occupancy: 70% base, 60% cautious, 80% strong. Operating costs take 20% of revenue. The base case leaves about Rp 615 million a year, 8.8% of the price.

Price

Rp 7.01 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 33 + 20
StageUnder construction
HandoverQ2 2028
Size78.7 m²
ViewOcean

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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We'll send the document pack, a yield model at your occupancy and a recorded call with a broker. Reach us on WhatsApp.

The numbers for this property

Lyvin Uluwatu · 1BR apartment yield: gross and net

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 3.0 million, with the operator's costs, tax, wear and upkeep taken out of revenue.

Gross 11.0%≈ Rp 769 million a year at 70% occupancy and Rp 3.0 million a night Net 8.8%≈ Rp 615 million a year · payback ≈ 11.4 years

20%Operating costs 80%Left for the owner

Gross rental incomeRp 769 million11.0% of price · rate Rp 3.0 million, occupancy 70%
Operating costsRp 154 million20% of revenue
Net to youRp 615 million8.8% of price · payback ≈ 11.4 years

Occupancy scenarios: Lyvin Uluwatu · 1BR apartment
Occupancy	Gross income	Expenses 20%	Net	% of price	Payback period
60%cautious	Rp 659 million	Rp 132 million	Rp 527 million	7.5%	13.3 years
70%base	Rp 769 million	Rp 154 million	Rp 615 million	8.8%	11.4 years
80%strong	Rp 879 million	Rp 176 million	Rp 703 million	10.0%	10.0 years

The base case is 70% occupancy under professional management, with 60% as the cautious case and 80% 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 3.0 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: 60% cautious, 70% base and 80% strong.
Costs: 20% 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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

The apartment sits on leased land: 33 years and two months, plus first call on a further 20. You reserve, sign the PPJB, then a notarized lease at handover, and the extension terms belong in that lease. PBG and SLF numbers are still on our request list. The rental license can only follow the SLF.

Ownership and permits: Lyvin Uluwatu · 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	33 years 2 months + 20 yearsPriority on the 20-year extension isn't a guarantee. We count the term from handover and fix the extension in the land lease.
Zoning	Tourism zone (Zona Pariwisata), per the listingOur zone label gets tested against an RDTR extract before any deposit.
Building approval (PBG)	In processThe listing database says permits are in the pipeline. The number and extract are on our list.
Developer	Lyvin, company to confirmOur review covers the company, its finished projects and the lease on the land.
Certificate of occupancy (SLF)	After constructionThe SLF comes last, and rental licensing waits on it, which is why your installments track stages.
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	Turnkey, inventory to confirmA furniture and appliance inventory joins 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 Uluwatu · 1BR apartment?

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

Terms

Lyvin Uluwatu · 1BR apartment payment schedule

ReservationA deposit secures the apartment, and we're confirming its size.
Construction stagesTranches follow verified stages, and we ask for the schedule for this unit.
HandoverThe final tranche is due against the acceptance act and the full papers.

The developer leaves its payment plan out of the materials. We fix one in the PPJB after the checks.

Location

Location: Suluban · Pecatu

Suluban sits at the cliff edge of the Bukit, so the ocean, the surf and the sunsets arrive by foot. The tradeoff is distance from big stores and clinics.

Lyvin Uluwatu: coastline, cliffs and the complex in a rendering — Pecatu · Badung · Suluban

Suluban Beach≈ 230 m straight-line
Single Fin bar≈ 210 m straight-line
360 MOVE gym≈ 410 m straight-line
Uluwatu Temple≈ 1.6 km straight-line
Ngurah Rai Airport≈ 11.4 km straight-line

Guests book the cliff view and the waves. Services beyond the beach strip are limited, and the season shapes bookings.

Suluban · Pecatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

71hotels
41restaurants
10shops
10cafés
6spas
5bars
5sights

Closest places

Viky Home Stayhotel · 45 m
The Findshop · 55 m
La Playarestaurant · 62 m
The Manik Toyahotel · 66 m
Pepinorestaurant · 81 m
Galih Homestayhotel · 85 m
Galih Martshop · 96 m
Ketty Homestayhotel · 102 m

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

Straight answers

Questions about Lyvin Uluwatu · 1BR apartment

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

You pay no fee to us. Lyvin pays our commission, and our checks before the deposit cost you nothing. For this apartment we verify the 33 + 20 lease, the management contract and the payment stages, and we request the developer's company, PBG and SLF details.

What does the 1BR price cover?

Our database lists Rp 7.01 bn for 78.7 m² with one bedroom. The pool and shared areas belong to the complex. The finish and furniture spec isn't spelled out, so we ask for it and attach it to the contract. Transaction taxes come separately, and we total them before you deposit.

Where do the yield numbers come from?

We start at about Rp 3.0 million a night, based on comparable Pecatu properties, and adjust for a premium one-bedroom. The base case assumes 70% occupancy under professional management and 20% of revenue in costs. It's a Rise Real Bali estimate, not guaranteed income.

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