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-5659
Minori: five-bedroom villa, 356.5 m², with a private pool, Kuta
Three floors, five bedrooms and six bathrooms make this 356.5 m² villa the largest at Minori, priced at Rp 11.79 bn. The plot measures 260 m², the pool is private, the lease runs 60 + 25 years, and handover is planned for Q4 2026.
Unit in Minori · units listed: 3
- Leasehold 60 + 25 years
- Finishing
- Three floors
- 5bedrooms
- 6bathrooms
- 356.5 m²villa footprint
- 260 m²plot
- Leasehold60 + 25 years
- Q4 2026handover
Property
What you get
This is the biggest villa in the complex: 356.5 m² (≈ 3,835 sq ft) over three floors, with five bedrooms, six bathrooms, a pool, a terrace and a spacious living room. Stone and wood run through the finish. Per square meter it costs less than the small villas of the complex.
Owners buy a house like this to raise a family or to rent to a large party. Demand for five bedrooms is narrow, though the nightly rate runs high. Installments start at 30% down. The land has a tourism and mixed label, and the lease gives 60 years plus 25.
Here's how we model it. We use Rp 5.0 million a night, borrowed from four-bedroom villas, because we have no five-bedroom comparables. Occupancy: 72% base, 62% cautious, 82% strong. Operating costs take 16% of revenue. The base case leaves about Rp 1.09 bn a year, 9.3% of the price.
The numbers for this property
Minori · 5BR 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 1.30 bn a year at 72% occupancy and Rp 5.0 million a night
Net 9.3%≈ Rp 1.09 bn a year · payback ≈ 10.8 years
- Gross rental incomeRp 1.30 bn11.1% of price · rate Rp 5.0 million, occupancy 72%
- Operating costsRp 208 million16% of revenue
- Net to youRp 1.09 bn9.3% of price · payback ≈ 10.8 years
| Occupancy | Gross income | Expenses 16% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 62%cautious | Rp 1.12 bn | Rp 179 million | Rp 942 million | 8.0% | 12.5 years |
| 72%base | Rp 1.30 bn | Rp 208 million | Rp 1.09 bn | 9.3% | 10.8 years |
| 82%strong | Rp 1.48 bn | Rp 237 million | Rp 1.25 bn | 10.6% | 9.5 years |
The base case is 72% occupancy under professional management, with 62% as the cautious case and 82% 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: 62% cautious, 72% base and 82% strong.
- Costs
- 16% of revenue: the property's operating costs.
- Comparable listings
- Minori · 2BR villa: 9.2% net at 53% occupancy; Minori · 4BR villa: 9.3% net at 65% 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 right behind this villa is a 60-year land lease plus a 25-year extension that has to be spelled out in the lease. Steps: reservation, PPJB, then a notarized lease at handover. The listing marks a permit but gives no number. After finishing, the SLF and the rental license come next.
| 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 yearsWe count the term from handover, and the lease carries the 25-year extension terms. |
| Zoning | Tourism and mixed zone, per the listingOur database shows Tourism/Mixed. An RDTR extract settles it before any deposit. |
| Building approval (PBG) | Marked · number requestedThe listing says the permit exists. The number and an extract are what we're requesting. |
| Developer | Eco Invest Group, company to confirmWe examine the company, its delivered projects and the land lease. |
| Certificate of occupancy (SLF) | After constructionWithout the SLF there's no rental license, so payments follow the build 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 confirmThe contract appendix lists every piece of furniture and each appliance. |
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 · 5BR villa?
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Terms
Minori · 5BR villa payment schedule
- Down payment30% of the price opens the plan, and a wider option moves up to 15% more into later payments.
- InstallmentsThe rest follows the developer's schedule, which we request for this villa.
- HandoverThe last payment follows the acceptance act and the full papers.
Database prices are installment prices. Pay in full and the developer takes 5% off. The PPJB holds the agreed terms.
Location
Location: Legian · Kuta
Kuta sits next to the airport, with Legian and Double Six beaches near, so guests flow in all year. Space is tight and the streets are 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
Kuta wins on access and steady demand and loses on congestion and noise.
Straight answers
Questions about Minori · 5BR villa
What does Rise Real Bali charge when I buy the Minori 5BR?
Nothing from you. The developer pays our commission, and our checks before the deposit cost you zero. For the 5BR we verify the 60 + 25 lease and the extension terms. We also ask for the company details, the PBG number and an extract.
What does the 5BR price include?
The database shows Rp 11.79 bn, an installment price; full payment earns the developer's 5% discount. The villa spans three floors with five bedrooms, six bathrooms, a terrace and a pool. We request the furniture list and attach it to the contract.
Where do the yield numbers come from?
We use roughly Rp 5.0 million a night, taken from four-bedroom villas because no five-bedroom comparables exist, then adjust for a pool villa. The base case assumes 72% occupancy with professional management and 16% of revenue in costs. It's a Rise Real Bali estimate, not a guarantee.
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