MELASTI · ID RR-2295

Melasti Arcade: apartments and penthouses above Melasti Beach, Ungasan

Of the 32 units at Melasti Arcade, only two remain: a 41 m² apartment from Rp 1.77 bn and penthouse No. 22 at 126 m². Loyo & Bondar is building four stories on the Ungasan plateau above Melasti Beach, with a restaurant, a gym and a spa downstairs. The lease runs 25 years plus 25 more.

Leasehold 25 + 25 years
Off-plan
2 min to Melasti Beach
Restaurant and gym on site

41 m²apartment still available
126 m²penthouse No. 22, available
2units left out of 32
8,000 m²plot, per due diligence report
Leasehold25 + 25 years

Property

What you get

Melasti Arcade sits on the Ungasan plateau, right above Melasti Beach. By the developer's count the beach is two minutes away by car and Savaya fourteen. KLICK designed the building: four stories plus a mezzanine, with planted terraces across the facade. Apartments fill the first two floors, 22 in all, and ten penthouses sit above them.

The lower floor and mezzanine hold a restaurant, a lobby bar, a gym and a spa, open to residents, their guests and people from the area. Apartments range from 25 to 52 m², penthouses from 84 to 147 m². Every penthouse gets its own roof terrace, and some add a covered plunge pool. The developer's materials include finishes and furniture in the price.

Most of the building has sold. The 41 m² apartment costs Rp 1,770,000,000, and penthouse No. 22, at 126 m², costs Rp 3,894,000,000. The availability sheet marks the land pink, while the developer's due diligence report calls it a tourism zone. We've asked Loyo & Bondar for the PBG building approval and where the SLF stands.

Developer: Loyo & Bondar, all projects and terms

Developer price list

Melasti Arcade: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

Type	Size	Bedrooms	Price	The numbers
Apartment, 41 m²	41 m²	—	Rp 1.77 bn	with numbers →
Penthouse No. 22	126 m²	—	Rp 3.89 bn	with numbers →

Loyo & Bondar confirmed both free units and their prices on September 15, 2026. Everything else has sold, so we recheck availability on the day you reserve.

Ownership

Ownership & what you actually get

You buy a leasehold: 25 years, with a 25-year extension the contract has to spell out, price included. No foreigner can own freehold land, so this is the standard route for apartments. The PBG and SLF are still with the developer, and we hold off on any deposit until the PBG arrives.

Ownership and permits: Melasti Arcade
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	25 + 25 yearsWe count the years left from handover, and the contract spells out the extension.
Zoning	Pink on the availability sheet, tourism zone in the developer's due diligence reportThe notary's report relies on a land office (BPN) check from February 2024. A fresh RDTR extract confirms it before any deposit.
Building approval (PBG)	Requested from the developerWe've asked Loyo & Bondar for the PBG. No deposit goes in until we have it.
Developer	Loyo & Bondar, legal entity to confirmWe check the company, the land lease and the projects it has delivered.
Certificate of occupancy (SLF)	Status requestedWe asked for the SLF status together with the PBG. A rental license needs the SLF first, so we tie the final payment to the full document pack.
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	Finishes and furniture included, per the developerThe 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 Melasti Arcade?

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Terms

Melasti Arcade payment schedule

ReservationYou reserve the unit, and we check the land papers before any contract.
Land leaseYou sign the leasehold agreement once due diligence is done.
First payment30% of the price, per the developer's presentation.
InstallmentsThe balance, interest-free, until construction ends.
HandoverYou accept the finished unit against the document pack.

Loyo & Bondar's June 2026 deck sets out 30% down and interest-free installments until completion. It also mentions 5% off for paying in full, where an earlier deck said 3%, so we're confirming that number. The tranche dates go into the PPJB, the preliminary sale agreement, once our checks close.

Location

Location: Melasti · Ungasan

Melasti Arcade looks down on Melasti Beach from the Ungasan plateau. Karma Beach is about 1.3 km away and Melasti Mart roughly 700 m.

Melasti Arcade: aerial view of the building among Ungasan greenery, render — Ungasan · Badung · above Melasti Beach

Melasti Beach≈ 2 min, developer's figure
Melasti Mart≈ 700 m
Karma Beach≈ 1.3 km
Pandawa Beach≈ 2.2 km
Savaya≈ 14 min, developer's figure
Ngurah Rai Airport≈ 25 min, developer's figure

Ungasan costs less per night than central Uluwatu, yet Melasti keeps holiday bookings steady through the year. Groceries beyond the minimart mean a drive or a scooter ride.

Melasti · Ungasan · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

8sights
4hotels
4restaurants
3cafés
1spa
1clinic
1gym

Closest places

Umana Bali, LXR Hotels & Resortshotel · 605 m
The Spaspa · 635 m
Banyan Tree Chapelsight · 680 m
Hotel Bali Cliffhotel · 685 m
Melasti Martshop · 694 m
Villa didihotel · 702 m
Magus Warungrestaurant · 737 m
Minoo Beach Clubrestaurant · 737 m

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

Straight answers

Questions about Melasti Arcade

What does Rise Real Bali charge for a unit at Melasti Arcade?

Nothing on your side. Loyo & Bondar's list price already carries our commission, and Melasti Arcade buyers pay nothing on top. Checks on the plot, zoning, PBG and land lease are on us. The findings come to you in writing, open issues first, so the reservation rests on paper.

Can I buy at Melasti Arcade without flying to Bali?

Yes. On a Zoom call we show you the Melasti Arcade site, how far the building has risen and both remaining floor plans. Our lawyers read the paperwork, and a Bali notary signs for you by proxy. We keep an eye on construction and inspect your unit at handover. Plans and the sheet arrive by message first.

How much are the apartments and penthouses at Melasti Arcade?

Two units remain. The 41 m² apartment is Rp 1,770,000,000, and penthouse No. 22, at 126 m², is Rp 3,894,000,000. You pay 30% up front and the rest in interest-free installments until completion. On the day you reserve, Loyo & Bondar confirms to us in writing that your unit is still free.

What title do you get at Melasti Arcade, and when is handover?

Leasehold: 25 years plus a 25-year extension. The availability sheet shows pink zoning and the due diligence report says tourism zone, so we check the RDTR extract ourselves. The developer's materials name different handover dates, from Q3 2026 into 2027. So we write one date into the contract, along with a penalty for any delay beyond it.

Where do the yield numbers come from?

Loyo & Bondar's website projects 17% a year for Melasti Arcade. That's the developer's number, shown on its own and kept out of our math. We start from AirROI's Ungasan nightly rates, adjust them for an apartment or a penthouse, apply managed-rental occupancy and take 40% off for costs. Our figure sits on each unit page, marked as an estimate.

Units in this project