CEMAGI
from Rp 4.41 bn/ To 2050 + 25 years
Casa Azzurra
Cemagi · 2-bedroom villa
- 2 bedrooms
- 230 m²
- leasehold 24+25
See details
CEMAGI · ID RR-5864
Ocean Bay Villas: two-bedroom villa, 175 m², three levels, Cemagi
Rp 5.84 bn buys a three-level villa of 175 m² in Cemagi with two bedrooms, two bathrooms and two pools. The plot is 120 m², and the lease is 25 years with an option for 20 more.
Unit in Ocean Bay Villas
- Leasehold 25 + 20 years
- Two pools
- Three levels
- 2bedrooms
- 175 m²house area
- 120 m²plot
- Leasehold25 + 20 years
- 2bathrooms
- 2pools
Property
What you get
The villa packs two bedrooms and two bathrooms into three levels. Living space is 175 m², and the full build is 220 m². The 120 m² plot is used densely, but both pools stay private.
The lower pool sits at ground level, and the other is on the roof. A house like this suits guests who want separate bedrooms and several shared areas. We walk through the ready villa in person and accept a new one stage by stage.
We assume about Rp 3.0 million a night, the median for two-bedroom villas in Cemagi. Occupancy cases are 48%, 58% and 68%, with 58% as the base. Operating costs take 16% of revenue. The base case nets roughly Rp 535 million a year, 9.2% of the price.
The numbers for this property
Ocean Bay Villas · 2BR villa yield: gross and net
The developer quotes a yield of 14% a year and doesn't say what it's based on. Below is our model: a nightly rate of Rp 3.0 million for a two-bedroom villa in Cemagi, with operating costs deducted from revenue.
Gross 10.9%≈ Rp 637 million a year at 58% occupancy and Rp 3.0 million a night
Net 9.2%≈ Rp 535 million a year · payback ≈ 10.9 years
- Gross rental incomeRp 637 million10.9% of price · rate Rp 3.0 million, occupancy 58%
- Operating costsRp 102 million16% of revenue
- Net to youRp 535 million9.2% of price · payback ≈ 10.9 years
| Occupancy | Gross income | Expenses 16% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 48%cautious | Rp 527 million | Rp 84.3 million | Rp 443 million | 7.6% | 13.2 years |
| 58%base | Rp 637 million | Rp 102 million | Rp 535 million | 9.2% | 10.9 years |
| 68%strong | Rp 747 million | Rp 119 million | Rp 627 million | 10.7% | 9.3 years |
Base is 58% occupancy under professional management; cautious is 48% and strong is 68%.
Where the numbers come from
- Developer's figures
- The developer quotes a yield of 14% a year and doesn't say what it's based on. 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: 48% cautious, 58% base and 68% strong.
- Costs
- 16% of revenue: the property's operating costs.
- Comparable listings
- Cemagi Villa: 9.9% net at 40% occupancy; Casa Kayana · 2BR villa: 9.9% net at 53% occupancy; Casa Nostra: 10.0% net at 54% 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 comes on 25 years of leasehold, plus a 20-year option on market terms that the contract spells out. After the reservation you sign a PPJB and register the lease with a notary. The PBG and the zone check come first on our list, and the SLF depends on whether you take the finished house or a new build.
| 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 + 20 yearsTwenty more years are an option at market terms, so we set the price and the procedure in the deed. |
| Zoning | Tourism / mixed use, per the developerThe RDTR extract tells us whether nightly rental fits the plot. |
| Building approval (PBG) | To confirmThe developer owes us the PBG number and its extract before a deposit. |
| Developer | BalibizaWe review Balibiza and the houses it has completed. |
| Certificate of occupancy (SLF) | Ready villa: to confirm; new builds: after constructionWe ask for the finished villa's SLF now and tie a new build's payments to the certificate. |
| 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 | Contents to confirmAny furniture list goes into the contract as an appendix. |
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
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Terms
Ocean Bay Villas · 2BR villa payment schedule
- ReservationThe deposit, and whether it can be refunded, go into writing.
- ContractYou sign once the land and permits pass our review.
- HandoverThe balance goes out against the documents and the finished house.
No single payment plan is public. For a ready villa and for a new build, the terms differ, and we fix each in the PPJB.
Location
Location: Cemagi · west coast
Coastal building west of Canggu, with paddies nearby. Infrastructure is still catching up, so rides run longer.
- Echo Beach≈ 2.5 km, straight line
- Tanah Lot Temple≈ 3.2 km, straight line
- Seminyak center≈ 8.7 km, straight line
- Ngurah Rai Airport≈ 14 km, straight line
The draw is the coast and the open land. We check how far your villa really sits from the water.
Straight answers
Questions about Ocean Bay Villas · 2BR villa
What does Rise Real Bali charge when I buy the Ocean Bay Villas 2BR?
Nothing. The developer pays our commission and you pay Rp 5.84 bn. Checks before the deposit are ours to fund. For this villa we read the 25 + 20 lease and its extension, compare the zone with RDTR, and request the PBG number with its extract and the company details.
Can I buy the 2BR villa without flying to Bali?
Yes. We tour it on Zoom, and a notary signs for you under a power of attorney. A finished villa is available, and other lots are built to order. The payment plan fits the house you pick, and the last payment follows the documents.
Where do the yield numbers come from?
We use about Rp 3.0 million a night, taken from comparable two-bedroom villas in Cemagi. The base case assumes 58% occupancy with professional management. Operating costs take 16% of revenue. That leaves roughly Rp 535 million a year, 9.2% of the price. It's our estimate, not guaranteed income.
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