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 974,000 a night at 55% occupancy. That works out to about Rp 195 million in gross revenue a year, a 9.4% gross rental yield. Take off 40% for management, tax and upkeep and you net around Rp 117 million, a 5.7% net yield, with a payback period of roughly 18 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 974,000 per booked night for a one-bed on this coast and subtracts running costs.

Gross 9.4%≈ Rp 195 million a year at 55% occupancy and Rp 973,500 a night Net 5.7%≈ Rp 117 million a year · payback ≈ 17.7 years

18%Management company10%Tax12%Wear and upkeep 60%Left for the owner

Gross rental incomeRp 195 million9.4% of price · rate Rp 973,500, occupancy 55%
Management companyRp 35.2 million18% of revenue · market range 15–25%
TaxRp 19.5 million10% of rental income · rate depends on the structure
Wear and upkeepRp 23.5 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 117 million5.7% of price · payback ≈ 17.7 years

Occupancy scenarios: PRANA · 1BR panoramic villa
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
45%cautious	Rp 160 million	Rp 64.0 million	Rp 95.9 million	4.6%	21.6 years
55%base	Rp 195 million	Rp 78.2 million	Rp 117 million	5.7%	17.7 years
65%strong	Rp 231 million	Rp 92.4 million	Rp 139 million	6.7%	14.9 years

Around Candidasa, the average listing is booked about 30% of the year. Well-run villas in this price band manage 45–65%, and 55% is where we put the base case.

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 974,000 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 973,500, our estimate for the area: AirROI puts average revenue per listing in Virgin Beach at ≈ Rp 1.7 million, our model (trailing 12 months to July 2026), 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: 45% cautious, 55% base and 65% strong.
Costs: 40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings: PRANA · 2BR panoramic villa: 6.1% net at 55% occupancy.
Reports and data: AirROI (short-term rental market data, trailing 12 months to July 2026); 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 ownership	Leasehold (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 term	30 years plus extensionWe ask the developer to put the extension terms in writing before you reserve.
Zoning	Pink, 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.
Developer	Legal 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 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 PPJB.
Furniture and handover	Turnkey · 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

Hi, I'm Gusti. Want the full price list and payment plan for PRANA · 1BR panoramic villa?

Leave your WhatsApp and I'll send it today, with the net yield worked out.09:41

Terms

PRANA · 1BR panoramic villa payment schedule

ReservationA deposit takes the villa off the market. The developer sets the amount.
StagesInstallments follow verified construction stages, not dates.
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 974,000 a night and 55% 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 took AirROI data for the Candidasa area and adjusted it for a 50 m² one-bedroom villa, which gives Rp 974,000 a night. Base occupancy is 55%, in line with professionally managed villas in this segment. Management, tax and upkeep take 40% 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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