CEMAGI · ID RR-3267

PREDMET.CEMAGI: top-floor one-bedroom apartment of 58.3 m² in Cemagi

Only two of the four 58.3 m² one-bedroom lots remain on the developer's sheet, both on the fifth floor with windows toward the ocean. PREDMET.CEMAGI puts you 106 meters from the Cemagi shoreline. Each costs Rp 3.98 bn on a 27-year lease that carries a 15-year extension.

Unit in PREDMET.CEMAGI · units listed: 4

  • Leasehold 27 + 15 years
  • Finishing
  • Fifth floor
  • Ocean view
  • 1separate bedroom
  • 58.3 m²apartment size
  • 1bathroom, walk-in shower
  • Leasehold27-year term, 15-year renewal
  • 106 mfrom the ocean

Property

What you get

This one-bedroom of 58.3 m² (≈ 630 sq ft) has its bedroom behind a real wall, not a partition. The building holds four lots of this size, and two are still free, both on the fifth floor looking toward the ocean. Height matters here: lower down, the neighboring buildings and palm trees block the view.

The plan is straightforward. An open kitchen and living room lead to the bedroom, a bathroom with a shower and a balcony. Terrazzo floors, textured plaster walls and the fitted kitchen come with the price. Residents share the reception, restaurant, spa and gym downstairs and the ocean-facing pool and bar on the roof.

Our listing database gives a leasehold of 27 years with 15 more on extension. The sheet asks Rp 3.98 bn for this unit, the same figure as a fifth-floor 69.5 m² apartment in the building. Lots of this size on the second and fourth floors carry no price on the sheet, and we've asked Predmet whether they're sold.

Developer: Predmet, all projects and terms

The numbers for this property

PREDMET.CEMAGI · 1BR apartment 58.3 m² yield: gross and net

There's no developer yield figure for this apartment, so the math is ours. We start at Rp 1.9 million a night for the fifth-floor unit and take off management, tax and upkeep. Cemagi listings average 45–48% occupancy, so all three cases sit a notch under our usual ones.

Gross 11.1%≈ Rp 441 million a year at 65% occupancy and Rp 1.9 million a night Net 6.6%≈ Rp 265 million a year · payback ≈ 15.1 years
  • Gross rental incomeRp 441 million11.1% of price · rate Rp 1.9 million, occupancy 65%
  • Management companyRp 79.4 millionOperator's share: 18% of revenue, market range 15–25%
  • TaxRp 44.1 millionCharged at 10% of rental income, rate depends on the structure
  • Wear and upkeepRp 52.9 millionBudgeted at 12% of revenue: gaps between stays, supplies, repairs
  • Net to youRp 265 million6.6% of price · payback ≈ 15.1 years
Occupancy scenarios: PREDMET.CEMAGI · 1BR apartment 58.3 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 373 millionRp 149 millionRp 224 million5.6%17.8 years
65%baseRp 441 millionRp 176 millionRp 265 million6.6%15.1 years
75%strongRp 509 millionRp 204 millionRp 305 million7.7%13.0 years

Where the numbers come from

Developer's figures
There's no developer yield figure for this apartment, so the math is ours. We start at Rp 1.9 million a night for the fifth-floor unit and take off management, tax and upkeep. Cemagi listings average 45–48% occupancy, so all three cases sit a notch under our usual ones.
Nightly rate
Rp 1.9 million, our estimate for the area: AirROI puts average revenue per listing in Cemagi at ≈ Rp 3 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Cemagi market runs at 45–48% across all AirROI listings; Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 55% cautious, 65% base and 75% strong.
Costs
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
Cemagi Villa: 13.4% net at 65% occupancy; Casa Kayana · 2BR villa: 8.7% net at 65% occupancy; Casa Nostra: 8.6% net at 65% 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

What you'd own is a lease: 27 years, with 15 more on extension according to our database. A reservation locks one of the two fifth-floor lots, the PPJB sets out payments, and the notary finalizes the lease once you accept the keys. The developer states the PBG exists and that SLF documents went in. Rental licensing comes after the SLF.

Ownership and permits: PREDMET.CEMAGI · 1BR apartment 58.3 m²
Form of ownershipLeaseholdForeigners 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 term27 + 15 yearsFigures come from our listing records. The clock we care about starts on key day, and the head lease on the land must cover it.
ZoningUnder reviewThe plot's zone isn't stated anywhere we've seen. An RDTR extract answers the nightly-rental question before you commit money.
Building approval (PBG)Obtained, per the developerWe collect the approval's number and extract pre-deposit, and they ride along with your contract.
DeveloperPredmet, legal entity to confirmChecks cover the entity on the contract, the land lease and Predmet's portfolio, where PREDMET.BABAKAN stands complete and PREDMET.PERERENAN is mid-build.
Certificate of occupancy (SLF)Filed, per the developerRentals can't get licensed until the SLF exists. That's why the closing installment waits for the paperwork.
Short-term rental license (NIB)After the building opensAirbnb, 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 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 contract.
Furniture and handoverFinish and built-in kitchen, per rendersRenders set expectations, not obligations. Your contract gets a written list of the finish, the furniture and every appliance.
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

PREDMET.CEMAGI · 1BR apartment 58.3 m² payment schedule

  1. ReservationOne of the two fifth-floor lots gets held for you. The deposit figure is still open.
  2. First paymentA 50% share of the Rp 3.98 bn price, based on our database.
  3. InstallmentsThe other half follows on flexible terms you settle with Predmet.
  4. HandoverThe notary formalizes the lease and you accept the apartment against a signed checklist.

We know the 50%-then-flexible structure only from our database. The PPJB will spell out amounts and due dates once due diligence is done.

Location

Location: Cemagi · Badung

Cemagi, the village beyond Seseh toward Tanah Lot, mixes rice fields with a black-sand shore and strong surf. Plots trade below prices on the rest of Badung's coastline, and Pererenan is where you go for cafés and shopping.

PREDMET.CEMAGI: entrance and facade seen from the parking, developer's render
Cemagi · Badung · Kec. Mengwi
  • Ocean106 m
  • Pura Dalem Segara temple109 m
  • Pura Gede Luhur Batu Ngaus temple480 m
  • Seseh General Store1.0 km
  • Tanah Lot temple≈ 2.9 km
  • Ngurah Rai Airport≈ 13.7 km

The appeal is a beach within walking distance at a price below Pererenan. Everyday life, though, runs through the neighboring village, and getting there takes a scooter.

Cemagi · Badung · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 3sights
  • 2hotels
  • 1restaurant

Closest places

  • Pura Dalem Segarasight · 109 m
  • Dang Kahyangan Pura Gede Luhur Batu Ngaussight · 480 m
  • Uma La Lang Villashotel · 722 m
  • Sejuk Beach Villahotel · 862 m
  • Warung Fast Adhyrestaurant · 989 m
  • Seseh General Storecafé · 1 km
  • Kecamatan Mangwihotel · 1.1 km
  • Villa Mataharihotel · 1.2 km

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

Straight answers

Questions about PREDMET.CEMAGI · 1BR apartment 58.3 m²

Do I pay Rise Real Bali anything for this apartment?

You don't. The Rp 3.98 bn on Predmet's sheet is what you pay, and Predmet funds our commission separately. Before a deposit we confirm which of the two fifth-floor lots is yours, obtain the PBG extract, follow up on the SLF and rental license, and test the plot against RDTR. The report is written, and the cost stays with us.

Can I see the ocean view from abroad before I commit?

Yes, and for this unit it's the main thing to check. We go up to the fifth floor with a camera and show you the view from both free lots, the balcony and the finish. The rest runs remotely: we review the papers, and a notary signs on your proxy. At handover we inspect the apartment and report back with photos.

Where do the yield numbers come from?

AirROI supplies the trailing-12-month nightly rate for Cemagi and Seseh, and we adjust it to a 58.3 m² one-bedroom. We model 55, 65 and 75% of nights booked with professional management, with costs set at 40% of revenue. The base case nets 6.6% a year, the lowest of the units we model here because of the price. It's an estimate, not a promise.

Why pay the same as for the bigger 69.5 m² apartment?

Predmet's sheet puts both at Rp 3.98 bn on the fifth floor. The 69.5 m² layout also exists lower down from Rp 2.82 bn, while this smaller one is only left at the top. If floor space matters more to you than height, the larger layout gives more room for the money. We'll lay both options side by side for you.

How long is the lease on this apartment?

Our listing database shows 27 years plus a 15-year extension. Freehold isn't available to foreign buyers in Bali, so the deal is a fixed-term lease. For a Rp 3.98 bn purchase, the useful measure is years left at handover, which we check against the land's head lease together with the renewal terms before your deposit.

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