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-5658
Minori: four-bedroom villa, 231.3 m², with a private pool, Kuta
Four bedrooms, five bathrooms and 231.3 m² of built area on two floors: the Minori 4BR is a group house priced at Rp 10.62 bn. A private pool sits on a 220 m² plot, the lease is 60 + 25 years, and handover is planned for Q4 2026.
Unit in Minori · units listed: 3
- Leasehold 60 + 25 years
- Finishing
- Four bedrooms
- 4bedrooms
- 5bathrooms
- 231.3 m²villa footprint
- 220 m²plot
- Leasehold60 + 25 years
- Q4 2026handover
Property
What you get
The two-story house covers 231.3 m² (≈ 2,490 sq ft) with four bedrooms, five bathrooms, a terrace and a pool. Stone and wood frame the facade, windows run tall and the living room is open. Common areas have room for a large family or a group of friends.
For rental, this house suits groups booking a week or more, and demand runs more seasonal than for small villas. 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 5.0 million a night, the level of four-bedroom villas on the Bukit, since Kuta has no comparable data. Occupancy: 65% base, 55% cautious, 75% strong. Operating costs take 16% of revenue. The base case leaves about Rp 988 million a year, 9.3% of the price.
The numbers for this property
Minori · 4BR 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 5.0 million, with management, tax, wear and upkeep taken out of revenue.
Gross 11.1%≈ Rp 1.18 bn a year at 65% occupancy and Rp 5.0 million a night
Net 9.3%≈ Rp 988 million a year · payback ≈ 10.8 years
- Gross rental incomeRp 1.18 bn11.1% of price · rate Rp 5.0 million, occupancy 65%
- Operating costsRp 188 million16% of revenue
- Net to youRp 988 million9.3% of price · payback ≈ 10.8 years
| Occupancy | Gross income | Expenses 16% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 55%cautious | Rp 995 million | Rp 159 million | Rp 836 million | 7.9% | 12.7 years |
| 65%base | Rp 1.18 bn | Rp 188 million | Rp 988 million | 9.3% | 10.8 years |
| 75%strong | Rp 1.36 bn | Rp 217 million | Rp 1.14 bn | 10.7% | 9.3 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 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 5.0 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: 55% cautious, 65% base and 75% strong.
- Costs
- 16% of revenue: the property's operating costs.
- Comparable listings
- Minori · 2BR villa: 9.2% net at 53% 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
What you receive is a land lease of 60 years, with a 25-year extension to be written into the lease. Reserve, sign the PPJB, then complete a notarized lease at handover. The permit is marked in the listing, though without a number. SLF and the rental license follow after finishing.
| 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 yearsYears count from handover, and the lease must hold the extension terms. |
| Zoning | Tourism and mixed zone, per the listingThe label comes from our database, and an RDTR extract backs it up before the deposit. |
| Building approval (PBG) | Marked · number requestedThe listing shows the permit as held. We want the number and the extract on file. |
| Developer | Eco Invest Group, company to confirmWe check the entity, what it has delivered and the land lease. |
| Certificate of occupancy (SLF) | After constructionThe SLF follows the building work, and the rental license depends on it. |
| 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 confirmFurniture and appliances go into an appendix of 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
Hi, I'm Gusti. Want the full price list and payment plan for Minori · 4BR villa?
Leave your WhatsApp and I'll send it today, with the net yield worked out.
Terms
Minori · 4BR villa payment schedule
- Down payment30% of the price starts the plan, with a wider option moving up to 15% extra into later payments.
- InstallmentsThe developer's schedule covers the rest, and we request it for this villa.
- HandoverYou pay the last tranche against the acceptance act and the papers.
Database prices are installment prices, and a full upfront payment earns 5% off from the developer. The PPJB carries the final terms.
Location
Location: Legian · Kuta
Kuta keeps the airport, the beaches and Legian within a short ride, and guests arrive in every month. Streets stay busy and loud.
- 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
People choose Kuta for access and steady demand, and they accept traffic and noise as the price.
Straight answers
Questions about Minori · 4BR villa
What does Rise Real Bali charge when I buy the Minori 4BR?
Nothing. The developer pays our commission, and we run the checks before your deposit ourselves. For the 4BR we verify the 60 + 25 lease and the extension wording, then chase the company details, the PBG number and an extract.
Who is the 4BR villa for?
A big family or a group of friends. It has four bedrooms, five bathrooms and an open living room. For an investor, it means a high nightly rate and a narrower pool of renters, with bookings more seasonal than at small villas. Our model uses 65% occupancy, not peak season.
Where do the yield numbers come from?
We start from about Rp 5.0 million a night, based on comparable four-bedroom villas, and adjust for a pool villa. The base case assumes 65% occupancy under professional management and 16% of revenue in costs. This is a Rise Real Bali estimate, not guaranteed income.
Properties