VIRGIN BEACH · ID RR-2105

Two-bedroom pool villa at PRANA Virgin Quiet, 70 m²

Ten of PRANA's sixteen villas use this layout: 70 m², two bedrooms, two baths and a plunge pool facing the ocean, the rice paddies and Mount Agung. The price is Rp 2.46 bn for a 30-year lease with an extension. The developer states pink zoning, and handover is Q4 2027, fully furnished.

Unit in PRANA · Virgin Quiet · units listed: 2

  • Leasehold 30 years
  • Under construction
  • Mount Agung view
  • 2bedrooms
  • 2bathrooms
  • 70 m²villa size
  • Privatepool and terrace
  • Leasehold30 years + extension
  • Q4 2027handover

Property

What you get

Inside 70 m² (≈ 750 sq ft) you get two bedrooms, two bathrooms and a living room with a kitchen, plus a private pool on the terrace. From the deck you look over the ocean, the rice terraces and Mount Agung. Handover is turnkey, furniture included.

East Bali isn't Uluwatu. Nightly rates are lower and bookings follow the season, but you buy in at roughly half the southern price. The developer's materials cite an 8% guaranteed return. We price the villa on market rent and leave the guarantee for the contract to define.

Our model puts the villa at Rp 1.24 million a night. That's below the area average of about Rp 2.2 million, which bigger villas pull up. At 55% occupancy you'd gross roughly Rp 249 million a year, a 10.1% gross rental yield. After 40% in costs, about Rp 149 million stays with you: a 6.1% net yield and a payback period of around 16.5 years.

The numbers for this property

PRANA · 2BR panoramic villa yield: gross and net

The sales deck claims a 14% yield and guarantees 8%, subject to contract terms. We set both aside and run our own numbers: Rp 1.24 million per booked night for a two-bed pool villa on the east coast, minus costs.

Gross 10.1%≈ Rp 249 million a year at 55% occupancy and Rp 1.2 million a night Net 6.1%≈ Rp 149 million a year · payback ≈ 16.5 years
  • Gross rental incomeRp 249 million10.1% of price · rate Rp 1.2 million, occupancy 55%
  • Management companyRp 44.8 million18% of revenue · market range 15–25%
  • TaxRp 24.9 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 29.8 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 149 million6.1% of price · payback ≈ 16.5 years
Occupancy scenarios: PRANA · 2BR panoramic villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
45%cautiousRp 204 millionRp 81.4 millionRp 122 million5.0%20.1 years
55%baseRp 249 millionRp 99.5 millionRp 149 million6.1%16.5 years
65%strongRp 294 millionRp 118 millionRp 176 million7.2%13.9 years

Candidasa listings fill roughly 30% of nights on average. Professionally managed villas at this level do 50–65%, and our base case sits at 55%.

Where the numbers come from

Developer's figures
The sales deck claims a 14% yield and guarantees 8%, subject to contract terms. We set both aside and run our own numbers: Rp 1.24 million per booked night for a two-bed pool villa on the east coast, minus costs. Shown as published. They are not part of our model.
Nightly rate
Rp 1.2 million, 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 · 1BR panoramic villa: 5.7% 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.

Ownership

Ownership & what you actually get

You hold the villa on Hak Sewa, a 30-year lease with an extension option, notarized to you or your company. We run the review first, then you sign the PPJB, then the lease itself. We've asked for the PBG and the construction contract. The SLF and the short-term rental license come after the villa is complete in Q4 2027.

Ownership and permits: PRANA · 2BR 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.
Before any deposit we go through the land title, the permits and the company selling to you. Our written brief follows, and it lists every gap.
Gusti AyuBroker · Rise Real Bali
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Terms

PRANA · 2BR panoramic villa payment schedule

  1. ReservationA deposit reserves one of the ten two-bedroom villas. 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.

PRANA hasn't released a payment schedule for the two-bedroom villas yet, so we write one into the PPJB after the review.

Location

Location: Virgin Beach · Karangasem

This part of Karangasem is about as quiet as Bali's coast gets: a white beach, Agung inland and Lombok visible on clear days.

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

Few villas compete out here, but demand is seasonal. That's why we hold the model at Rp 1.24 million a night and 55% base occupancy.

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 · 2BR panoramic villa

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

No. You pay the Rp 2.46 bn list price, and PRANA covers our commission. Before any deposit we pay for the checks ourselves: the 30-year lease and its extension clause, pink zoning in the Karangasem RDTR, the PBG and build contract, and the company that owns the plot and signs with you.

What does Rp 2.46 bn include?

The price covers a 70 m² villa with two bedrooms, two baths and a private pool, handed over turnkey with furniture. You hold it on a 30-year leasehold, and we ask for the extension terms in writing. Handover is set for Q4 2027. The developer hasn't named the deposit amount yet.

How do payments work on this villa?

The schedule isn't out yet, so we settle it in the PPJB after due diligence. Expect three steps. You reserve with a deposit. Installments then track finished construction stages instead of calendar dates. The last payment goes in only when the documents are in hand, so you never pay ahead of the build.

What net yield can I realistically expect?

About 6.1% a year, net of management, tax and upkeep. That's our base case: Rp 1.24 million a night at 55% occupancy, with the rate taken from AirROI data for the east coast and adjusted for villa type. It's an estimate, and actual income can land higher or lower.

Can I buy this villa from overseas?

Yes. A broker on site walks you through the villa and the terrace view on Zoom, and your notary signs under a power of attorney, so the trip is optional. When PRANA hands over in Q4 2027, we inspect in person: floor area against the plan, furniture against the spec, and the SLF on file.

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