VIRGIN BEACH · ID RR-2602

One-bedroom villa at PRANA Virgin Quiet, 50 m²

At 50 m², this is the smallest villa at PRANA and the cheapest way into the project. It's one of six one-bedroom homes on the hill above Virgin Beach, with a terrace facing the sea, the rice terraces and Mount Agung. Rp 2.07 bn buys a 30-year lease with an extension, handed over furnished in Q4 2027.

Unit in PRANA · Virgin Quiet · units listed: 2

  • Leasehold 30 years
  • Under construction
  • Mount Agung view
  • 1bedroom
  • 50 m²villa size
  • Leasehold30 years + extension
  • Q4 2027handover

Property

What you get

You get a living room with a kitchen, one bedroom and a bathroom in 50 m² (≈ 540 sq ft), handed over turnkey with furniture. Of PRANA's sixteen villas, this is the entry-level layout.

The developer hasn't published a separate 1BR floor plan. The renders on this page show the two-bedroom villa, so use them for finishes and views, not layout. We're checking the site plan to see whether this villa gets its own pool.

Our base case: Rp 920,400 a night at 80% occupancy. That works out to about Rp 268.7 million in gross revenue a year, a 13.0% gross rental yield. Take off 16% for operating costs and you net around Rp 225.7 million, a 10.9% net yield, with a payback period of roughly 9.2 years.

The numbers for this property

PRANA · 1BR panoramic villa yield: gross and net

PRANA's brochure advertises a 14% yield and an 8% guaranteed return. Only the contract can tell you what that guarantee actually covers. Our figure starts from Rp 920,400 per booked night for a one-bed on this coast and subtracts running costs.

Gross 13.0%≈ Rp 269 million a year at 80% occupancy and Rp 920,400 a night Net 10.9%≈ Rp 226 million a year · payback ≈ 9.2 years
  • Gross rental incomeRp 269 million13.0% of price · rate Rp 920,400, occupancy 80%
  • Operating costsRp 43.0 million16% of revenue
  • Net to youRp 226 million10.9% of price · payback ≈ 9.2 years
Occupancy scenarios: PRANA · 1BR panoramic villa
OccupancyGross incomeExpenses 16%Net% of pricePayback period
70%cautiousRp 235 millionRp 37.6 millionRp 198 million9.5%10.5 years
80%baseRp 269 millionRp 43.0 millionRp 226 million10.9%9.2 years
90%strongRp 302 millionRp 48.4 millionRp 254 million12.3%8.2 years

The base case is 80% occupancy under professional management, with 70% as the cautious case and 90% as the strong one.

Where the numbers come from

Developer's figures
PRANA's brochure advertises a 14% yield and an 8% guaranteed return. Only the contract can tell you what that guarantee actually covers. Our figure starts from Rp 920,400 per booked night for a one-bed on this coast and subtracts running costs. Shown as published. They are not part of our model.
Nightly rate
Rp 920,400, 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: 70% cautious, 80% base and 90% strong.
Costs
16% of revenue: the property's operating costs.
Comparable listings
PRANA · 2BR panoramic villa: 10.9% net at 80% 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.

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Ownership

Ownership & what you actually get

This villa sells on a 30-year lease (Hak Sewa) that can be extended, notarized to you or your company. The order is due diligence, then the PPJB, then the lease. We're still waiting on the PBG, the build contract and a 1BR floor plan. The SLF and the rental license only exist after completion.

Ownership and permits: PRANA · 1BR panoramic villa
Form of ownershipLeasehold (Hak Sewa)A notary registers the lease in your own name or your company's. For a foreign buyer it's the simplest and most transparent way to hold property on Bali.
Lease term30 years plus extensionWe ask the developer to put the extension terms in writing before you reserve.
ZoningPink, tourism zoneThe developer states pink zoning. We check it against the Karangasem RDTR spatial plan.
Building approval (PBG)RequestedCV Surya Konstruksi is building the villas. We've asked for the PBG and the construction contract.
DeveloperLegal entity to confirmThe offer names the contractor. We confirm which company holds the land and signs the PPJB.
Certificate of occupancy (SLF)Issued at completionThe short-term rental license can't be issued without an SLF, so the handover payment is tied to the document pack rather than a calendar date.
Short-term rental license (NIB)After completionAirbnb, Booking.com and other platforms delist villas without a valid short-term rental license (NIB). The contract names who applies for it and by when.
Indonesian nomineeNot 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 escrowNone, the market works without itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the PPJB.
Furniture and handoverTurnkey · Q4 2027The furniture and appliance list is attached to the contract.
Our team reviews land, permits and seller before a single rupiah of deposit leaves your account, and puts the result in a written memo with every loose end listed.
Gusti AyuBroker · Rise Real Bali
On WhatsApp

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Terms

PRANA · 1BR panoramic villa payment schedule

  1. ReservationA deposit takes the villa off the market. The developer sets the amount.
  2. StagesInstallments follow verified construction stages, not dates.
  3. HandoverThe balance is paid against the SLF and the rest of the document pack.

The developer has yet to publish a schedule for the one-bedroom villas. We negotiate it into the PPJB after due diligence.

Location

Location: Virgin Beach · Karangasem

Karangasem is the sleepy end of Bali. You get a white-sand bay, the volcano behind you and Lombok's outline across the water, and very little traffic.

PRANA villa terrace with a pool and ocean view, developer's render
Virgin Beach · Karangasem · ≈ 2 h from the airport
  • Virgin Beach≈ 5 min
  • Candidasa≈ 20 min
  • Amed≈ 40 min
  • Ngurah Rai Airport≈ 2 h

People buy on the east coast for the quiet and the view of Agung. Demand is seasonal, though, so we model the one-bedroom at Rp 920,000 a night and 80% occupancy in the base case.

Virgin Beach · Karangasem · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 5restaurants
  • 1hotel
  • 1clinic
  • 1spa

Closest places

  • Puskesmas Karang Asem 1clinic · 948 m
  • Warung Kokakrestaurant · 963 m
  • Yantria caferestaurant · 970 m
  • Nomadshotel · 982 m
  • Tropiusrestaurant · 983 m
  • Virgin beach caferestaurant · 989 m
  • Sea breezerestaurant · 993 m
  • Warung Jepun Balirestaurant · 1.0 km

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

Straight answers

Questions about PRANA · 1BR panoramic villa

Do I pay Rise Real Bali a fee for the one-bedroom PRANA villa?

Nothing. The Rp 2.07 bn list price already includes our commission, and the developer pays it. We cover the land, permit and contract checks ourselves and give you a written summary before you commit, with anything unresolved flagged.

Can I buy this villa without flying to Bali?

Yes, and most of our overseas clients do. A broker walks the plot and the villa with you on Zoom, and the paperwork is cleared before any money moves. A notary signs for you under a power of attorney. When PRANA completes in Q4 2027, we inspect the villa and email you a photo report of anything that needs fixing.

How did you get the rental numbers?

We set the rate from comparable managed villas in the Candidasa area and adjusted it for a 50 m² one-bedroom villa, which gives about Rp 920,000 a night. Base occupancy is 80%, in line with professionally managed villas in this segment. Operating costs take 16% of revenue. The result is our estimate, not guaranteed income.

What ownership do I get, and when is handover?

You hold the villa on a 30-year lease (Hak Sewa) with room to extend, notarized to you personally or to your company. PRANA says the land is zoned pink for tourism, and we verify that in the Karangasem RDTR ourselves. The Q4 2027 completion date and a late-delivery penalty both go into the contract.

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