KUTA
from Rp 5.29 bn/ 60 + 25 years
Minori
Kuta · Villa complex
- 2–5 bedrooms
- 99–357 m²
- leasehold 60+25
See details
KUTA · ID RR-5657
Minori: two-bedroom villa, 99.1 m², with a private pool, Kuta
Rp 5.29 bn is the cheapest way into Minori: a two-bedroom villa with 99.1 m² of built area on a 140 m² plot, its own pool and a terrace. The lease is 60 + 25 years, and handover is planned for Q4 2026.
Unit in Minori · units listed: 3
- Leasehold 60 + 25 years
- Finishing
- Private pool
- 2bedrooms
- 99.1 m²villa footprint
- 140 m²plot
- Leasehold60 + 25 years
- Q4 2026handover
Property
What you get
This is the smallest layout at Minori: two bedrooms, two bathrooms and a terrace. The 140 m² plot holds a pool and a place to sit outside, and the living room opens right onto the water.
Pairs and two friends renting for a week or two fit it best, with the airport and Legian's beaches close. Installments start at 30% down. The zone label is tourism and mixed, and the lease gives 60 years plus 25. We're requesting the PBG number.
Here's how we model it. We use Rp 3.0 million a night, taken from the nearest comparable two-bedroom, which is in Umalas, since we have no Kuta comps. Occupancy: 53% base, 43% cautious, 63% strong. Operating costs take 16% of revenue. The base case leaves about Rp 489 million a year, 9.2% of the price.
The numbers for this property
Minori · 2BR villa yield: gross and net
The developer quotes a yield of 14–16% a year and doesn't say whether it's before or after expenses. Below is our model: a nightly rate of Rp 3.0 million, with management, tax, wear and upkeep taken out of revenue.
Gross 11.0%≈ Rp 582 million a year at 53% occupancy and Rp 3.0 million a night
Net 9.2%≈ Rp 489 million a year · payback ≈ 10.8 years
- Gross rental incomeRp 582 million11.0% of price · rate Rp 3.0 million, occupancy 53%
- Operating costsRp 93.1 million16% of revenue
- Net to youRp 489 million9.2% of price · payback ≈ 10.8 years
| Occupancy | Gross income | Expenses 16% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 43%cautious | Rp 472 million | Rp 75.6 million | Rp 397 million | 7.5% | 13.3 years |
| 53%base | Rp 582 million | Rp 93.1 million | Rp 489 million | 9.2% | 10.8 years |
| 63%strong | Rp 692 million | Rp 111 million | Rp 581 million | 11.0% | 9.1 years |
The base case is 53% occupancy under professional management, with 43% as the cautious case and 63% as the strong one.
Where the numbers come from
- Developer's figures
- The developer quotes a yield of 14–16% a year and doesn't say whether it's before or after expenses. Shown as published. They are not part of our model.
- 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: 43% cautious, 53% base and 63% strong.
- Costs
- 16% of revenue: the property's operating costs.
- Comparable listings
- Minori · 4BR villa: 9.3% net at 65% occupancy; Minori · 5BR villa: 9.3% net at 72% 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.
Ownership
Ownership & what you actually get
The villa stands on a 60-year land lease with 25 more years as an extension, and those extension terms are what we want in writing. You reserve, sign the PPJB and take a notarized lease at handover. The PBG is marked in the listing without a number. SLF and rental license come once finishing ends.
| 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 | 60 years + 25 yearsThe remaining years count from handover. We fix the extension conditions in the land lease. |
| Zoning | Tourism and mixed zone, per the listingThe Tourism/Mixed label from our database meets an RDTR extract before your deposit. |
| Building approval (PBG) | Marked · number requestedA permit tick appears in the listing, and the number and extract are what we ask for. |
| Developer | Eco Invest Group, company to confirmWe look into the company, completed projects and the land lease. |
| Certificate of occupancy (SLF) | After constructionRental licensing waits for the SLF, which is why we tie payments to 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 confirmYour contract gets an appendix listing the 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
Hi, I'm Gusti. Want the full price list and payment plan for Minori · 2BR villa?
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Terms
Minori · 2BR villa payment schedule
- Down payment30% opens the installment plan, and a wider scenario shifts up to 15% more into later payments.
- InstallmentsThe remainder follows a schedule we request for this villa.
- HandoverYour final payment goes against the acceptance act and the full document pack.
Our database lists installment prices, and the developer takes 5% off for full payment. We record the terms in the PPJB after the checks.
Location
Location: Legian · Kuta
Kuta puts the airport, Legian and Double Six within a short ride and keeps guests coming all year. The street life is tight and noisy.
- Double Six Beach≈ 1.4 km straight-line
- The Vie Spa≈ 200 m straight-line
- Hub Bali Coworking Legian≈ 300 m straight-line
- Dream Museum Zone≈ 440 m straight-line
- Ngurah Rai Airport≈ 5.7 km straight-line
You buy convenience here: the airport, the beaches and steady bookings. Traffic and noise are the cost.
Straight answers
Questions about Minori · 2BR villa
What does Rise Real Bali charge when I buy the Minori 2BR?
Nothing. The developer covers our commission, and our pre-deposit checks are free to you. For the 2BR we verify the 60 + 25 lease and the extension terms. The company details, the PBG number and an extract are on our request list.
What does the 2BR price include?
The listing database shows Rp 5.29 bn, which is an installment price; paying in full earns the developer's 5% discount. You get two bedrooms, two bathrooms, a terrace and a private pool. The furniture and appliance list isn't spelled out, so we request it for the contract.
Where do the yield numbers come from?
We take about Rp 3.0 million a night from comparable two-bedroom villas and adjust for a pool villa. The base case assumes 53% occupancy under professional management and 16% of revenue in costs. That's a Rise Real Bali estimate, not guaranteed income.
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