PECATU · ID RR-5722

Lyvin Uluwatu: two-bedroom apartment, 80.5 m², with ocean view, Pecatu

Two bedrooms for the price of one: this 80.5 m² apartment costs Rp 7.01 bn, the same as the 78.7 m² one-bedroom in the same complex. A double-height living room and the ocean view come with it. Leasehold runs 33 + 20 years, with handover in Q2 2028.

Unit in Lyvin Uluwatu · units listed: 2

Leasehold 33 + 20 years
Under construction
Two bedrooms

2bedrooms
80.5 m²apartment size
Leasehold33 + 20 years
Q2 2028handover
231 mto Suluban Beach

Property

What you get

The 80.5 m² (≈ 865 sq ft) two-bedroom costs the same as the one-bedroom, with almost identical floor area and one more bedroom. The living room and dining zone face an ocean-view window. Renderings show a double-height space, a spiral staircase and terracotta walls.

Two couples or a family fit here for a week. More guests per booking is the rental upside at the same entry price. The land sits in the tourism zone, and the lease gives 33 years and two months with a 20-year option. PBG and SLF are in process.

Here's how we model it. We use Rp 3.3 million a night, above the median for two-bedroom apartments in Uluwatu, because of the complex's class and the view. Occupancy: 65% base, 55% cautious, 75% strong. Operating costs take 20% of revenue. The base case leaves about Rp 621 million a year, 8.9% 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
Size80.5 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. Write to us on WhatsApp.

The numbers for this property

Lyvin Uluwatu · 2BR apartment yield: gross and net

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 3.3 million, with operator costs, tax, wear and upkeep taken from revenue.

Gross 11.1%≈ Rp 777 million a year at 65% occupancy and Rp 3.3 million a night Net 8.9%≈ Rp 622 million a year · payback ≈ 11.3 years

20%Operating costs 80%Left for the owner

Gross rental incomeRp 777 million11.1% of price · rate Rp 3.3 million, occupancy 65%
Operating costsRp 155 million20% of revenue
Net to youRp 622 million8.9% of price · payback ≈ 11.3 years

Occupancy scenarios: Lyvin Uluwatu · 2BR apartment
Occupancy	Gross income	Expenses 20%	Net	% of price	Payback period
55%cautious	Rp 657 million	Rp 131 million	Rp 526 million	7.5%	13.3 years
65%base	Rp 777 million	Rp 155 million	Rp 622 million	8.9%	11.3 years
75%strong	Rp 896 million	Rp 179 million	Rp 717 million	10.2%	9.8 years

The base case is 65% occupancy under professional management, with 55% as the cautious case and 75% 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 3.3 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: 55% cautious, 65% base and 75% 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 right you buy is a land lease of 33 years and two months, with first call on 20 more years. Reserve first, then the PPJB, then a notarized lease at handover. PBG and SLF numbers are on our request list. Rental licensing follows the SLF, after construction ends.

Ownership and permits: Lyvin Uluwatu · 2BR 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 yearsThe 20-year extension has priority status only. The land lease must carry its price and terms, and we count the term from handover.
Zoning	Tourism zone (Zona Pariwisata), per the listingWe confirm the zone from our database with an RDTR extract before your deposit.
Building approval (PBG)	In processThe permit sits in processing per the listing database. We request the number and the extract.
Developer	Lyvin, company to confirmWe check the legal entity, completed buildings and the land lease.
Certificate of occupancy (SLF)	After constructionNo SLF means no rental license, so we pin payments to stages instead of dates.
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 confirmThe contract carries an appendix with furniture and appliances.

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 · 2BR apartment?

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

Terms

Lyvin Uluwatu · 2BR apartment payment schedule

ReservationA deposit holds the apartment, and we're confirming the amount.
Construction stagesTranches track verified stages, using a schedule we request for this unit.
HandoverThe closing payment follows the acceptance act and the document pack.

The developer doesn't publish a payment plan, so we settle one inside the PPJB after due diligence.

Location

Location: Suluban · Pecatu

The Bukit's southwest corner brings cliffs, Padang Padang and Suluban surf and Uluwatu Temple together. Sunsets are part of what you buy. Supermarkets and clinics take a drive.

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

The pitch is surf, cliffs and sunsets at the door. The limits are seasonal bookings and few everyday services.

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 · 2BR apartment

What does Rise Real Bali charge when I buy the 2BR at Lyvin Uluwatu?

Zero. The developer covers our commission, and the checks before your deposit come at our expense. For the 2BR we verify the 33 + 20 lease, the management contract and the payment stages. Entity details, the PBG number and the SLF stay on our request list.

How does the 2BR differ from the 1BR at the same price?

The areas are nearly equal at 80.5 and 78.7 m², and both cost Rp 7.01 bn. The two-bedroom adds a bedroom, which raises capacity and the nightly rate. We compare the floor plans and bedroom sizes before booking rather than trust the type names.

Where do the yield numbers come from?

We use about Rp 3.3 million a night, drawn from comparable Pecatu properties, then adjust for a premium two-bedroom. The base case runs 65% occupancy under professional management and 20% of revenue in costs. It's a Rise Real Bali estimate, not a guarantee of income.

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