VIRGIN BEACH · ID RR-1105

PRANA Virgin Quiet: one- and two-bedroom villas above Virgin Beach

Sixteen villas step down the slope above Virgin Beach in Karangasem: six one-bedrooms and ten two-bedrooms. Prices run from Rp 2.07 bn to Rp 2.46 bn. You get a 30-year lease with an extension on land the developer says is zoned pink, and furnished keys in Q4 2027.

Property

What you get

PRANA Virgin Quiet is built into the hillside above Virgin Beach, on Bali's east coast. The terraces look out over the ocean, terraced rice fields and Mount Agung. The nearest beach club is an hour's drive away, and for the people who buy here, that's the point.

Two floor plans are on sale. The 50 m² (≈ 540 sq ft) villa has one bedroom and costs Rp 2.07 bn. The 70 m² (≈ 750 sq ft) one has two bedrooms, two baths and a private pool, at Rp 2.46 bn. Both come turnkey with furniture.

Rents on this coast sit below the south and swing with the season. So our base case stops at 55% occupancy, where in Canggu we'd use 70%. PRANA's brochure quotes a 14% yield plus an 8% guaranteed return. We leave the guarantee out of our figures, and its terms belong in the contract.

Developer price list

PRANA · Virgin Quiet: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

TypeSizeBedroomsPriceThe numbers
1BR panoramic villa50 m²1Rp 2.07 bnwith numbers →
2BR panoramic villa70 m²2Rp 2.46 bnwith numbers →

Sizes and prices come from the developer's price list. We confirm the current list and which villas are still free when you reserve.

Ownership

Ownership & what you actually get

PRANA sells on Hak Sewa, a 30-year land lease that the developer says can be extended. A notary records it under your own name or a company you control. Paperwork runs PPJB first, lease second. Copies of the PBG and the build contract are pending, and the SLF and rental license arrive once the villas are finished.

Ownership and permits: PRANA · Virgin Quiet
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.
Everything gets checked before your deposit: title to the land, permits, the company on the contract. You receive our findings in writing, open questions included.
Gusti AyuBroker · Rise Real Bali
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Terms

PRANA · Virgin Quiet payment schedule

  1. ReservationA deposit holds your villa. The developer sets the amount.
  2. StagesInstallments follow verified construction stages.
  3. HandoverThe final payment goes in against the full document pack.

There's no published installment schedule for PRANA so far. Amounts and dates get agreed in the PPJB once our review is done.

Location

Location: Virgin Beach · Karangasem

Virgin Beach is a strip of white sand on the east coast, with Mount Agung behind it and Lombok across the strait. Buyers come here for quiet, not for Canggu's scene.

PRANA Virgin Quiet: pool terrace looking out to the ocean, 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

Guests are fewer out east, and most come in high season. For the two-bedroom villa our model assumes Rp 1.24 million per booked 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 · Virgin Quiet

Do I pay Rise Real Bali a fee to buy at PRANA Virgin Quiet?

Nothing. The developer pays our commission, so you pay the list price and not a rupiah more. At our own expense we read the lease and its extension clause, check the pink zoning against the Karangasem RDTR, request the PBG and confirm which company owns the land and will sign the PPJB with you.

What villas are available and what do they cost?

Two layouts. The one-bedroom villa is 50 m² at Rp 2.07 bn. The two-bedroom is 70 m² with its own pool and costs Rp 2.46 bn. Prices come from the developer's list. Of the 16 villas, six are one-bedroom and ten are two-bedroom, with handover set for Q4 2027.

How do payments work?

The developer hasn't released a payment plan yet. The usual structure for a build like this is a reservation deposit, then installments against construction stages, then a final payment against the document pack. We write the amounts and dates into the PPJB after our review, and each installment follows a confirmed stage.

Can I buy a PRANA villa without flying to Bali?

Most of our buyers never fly in. A broker films the site live for you on Zoom, and a local notary signs on your behalf under a power of attorney. We track the build against its schedule. At the Q4 2027 handover our inspector walks every room and sends photos plus a defect list for the developer to fix.

Where do your yield numbers come from?

Each villa page runs its own projection. We start from AirROI's Candidasa numbers and scale them to the villa's size and type. Occupancy follows professionally run villas nearby: 55% in the base case. Management, tax and upkeep together take 40% of revenue. Read it as our estimate, since nobody can promise rental income.

Units in this project

2 units with numbers

Each one shows the developer price, net income from our model, document status and the payment schedule.

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