PECATU · ID RR-5730

Magic Story: one-bedroom loft villa, 119.7 m², in Pecatu

A 119.7 m² (≈ 1,290 sq ft) loft-style villa with one bedroom and a terrace pool, ready in November 2026. The plot sits in the tourism zone, and the lease runs 30 + 25 years. The price is Rp 4.78 bn, with the developer's in-house company managing rentals at 20% of revenue.

Unit in Magic Story

Leasehold 30 + 25 years
Finishing
Management 20%

1bedroom
1bathroom
119.7 m²house size
80.5 m²plot
Leasehold30 + 25 years

Property

What you get

Red brick, arched windows and a wooden staircase up to the second level. The bedroom sits under a high ceiling and looks into greenery.

Downstairs you find a living room with a bar counter, a kitchen and a terrace with the pool. The house is big for one bedroom, and guests booking this format pay for the room to spread out.

For the model we use about Rp 1.8 million a night, taken from comparable villas on the southern Bukit and in Nusa Dua, because the catalog has no direct Pecatu match. Occupancy: 80% base, 70% cautious, 90% strong. Operating costs absorb 16% of revenue, so the base case keeps roughly Rp 434 million a year, 9.1% of the price.

Price

Rp 4.78 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 30 + 25
Plot80.5 m²
ZoningTourism zone (W)

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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The numbers for this property

Magic Story · 1BR villa yield: gross and net

The developer doesn't publish a yield for this villa. Below is our model. It starts from about Rp 1.8 million a night and subtracts management, tax, wear and upkeep.

Gross 10.8%≈ Rp 517 million a year at 80% occupancy and Rp 1.8 million a night Net 9.1%≈ Rp 434 million a year · payback ≈ 11.0 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 517 million10.8% of price · rate Rp 1.8 million, occupancy 80%
Operating costsRp 82.7 million16% of revenue
Net to youRp 434 million9.1% of price · payback ≈ 11.0 years

Occupancy scenarios: Magic Story · 1BR villa
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
70%cautious	Rp 452 million	Rp 72.4 million	Rp 380 million	7.9%	12.6 years
80%base	Rp 517 million	Rp 82.7 million	Rp 434 million	9.1%	11.0 years
90%strong	Rp 581 million	Rp 93.0 million	Rp 488 million	10.2%	9.8 years

Occupancy cases: 70% cautious, 80% base, 90% strong, all assuming professional management.

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 1.8 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

Here you lease the villa for 30 years and may extend for 25 more with priority. The years left are measured from handover, and the extension appears in the contract. Our checks come first, then a PPJB and the lease deed at a notary. We are still asking for the permit number and the SLF status.

Ownership and permits: Magic Story · 1BR 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	30 + 25 yearsThe base term is 30 years, and the 25-year extension carries priority. We count the remaining years from handover and write the extension terms into the contract.
Zoning	Tourism zone (W), per the developerAn RDTR extract confirms the zone before you pay a deposit.
Building approval (PBG)	To confirmWe ask for the permit number and its extract ahead of the deposit.
Developer	PT Rumah ArchipelagoWe check the company and the villas it has handed over.
Certificate of occupancy (SLF)	To confirmThe rental license waits on the SLF, so your payments follow finishing stages and not 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	Finishing, furniture to confirmThe furniture and appliance list becomes an appendix to the 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 Magic Story · 1BR villa?

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

Terms

Magic Story · 1BR villa payment schedule

ReservationThe reservation deposit holds the villa; we're confirming its size.
Finishing stagesTranches follow the finishing work, and we ask the developer for the schedule.
HandoverYour last payment is released against the full document set.

No payment plan appears in the developer's materials. After due diligence we agree one and write it into the PPJB.

Location

Location: Pecatu · Bukit

Pecatu sits on the far southern Bukit, a short ride from Uluwatu's surf spots, cliffs and beach clubs. Quieter than Canggu, with a thinner choice of shops.

Magic Story 1BR: brick facade of the villas with arched windows — Pecatu · Badung · South Kuta

Uluwatu Temple (straight line)≈ 3.7 km
GWK Cultural Park (straight line)≈ 6.0 km
Ngurah Rai Airport (straight line)≈ 9.1 km
Jimbaran Bay Beach (straight line)≈ 5.7 km

Ocean and quiet bring people here. The trip to the airport and to restaurants runs longer than from Canggu.

Pecatu · Bukit · Google map

Area guide and all properties

Straight answers

Questions about Magic Story · 1BR villa

What do you charge for the Magic Story 1BR villa?

Our fee for you is zero. The developer pays us, and you pay the list price. Ahead of the deposit, we check the 30 + 25 year lease and its extension clause, compare the W tourism zone with the official zoning record, and ask for the company details and the permit paperwork.

Can I buy the Magic Story villa without visiting Bali?

Yes. Do the viewing by video, let a notary sign under a power of attorney, and we receive the villa in November 2026 for you. Tranches follow the finishing stages we inspect on site. The closing payment is made only against the complete document set.

How did you work out the Magic Story 1BR yield?

Our base is about Rp 1.8 million a night, drawn from comparable southern Bukit villas and scaled to one bedroom. With 80% occupancy under professional management and 16% operating costs, roughly Rp 434 million a year stays with you, or 9.1% of the price. It's an estimate, not a guarantee.

What kind of guest books a loft villa in Pecatu?

Couples and small groups who want space for a longer stay, usually near the Uluwatu surf and beach clubs. At nearly 120 m² the house feels large for one bedroom, and that room is what the nightly rate pays for.

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