CEMAGI · ID RR-3260

PREDMET.CEMAGI: 69.5 m² one-bedroom apartment in Cemagi, the building's largest layout

Living space is the point of this 69.5 m² apartment, the largest layout at PREDMET.CEMAGI: a kitchen-living room with an island, a separate bedroom and a balcony. Floor sets the price, from Rp 2.82 bn. The lease runs 27 years plus 15, and the ocean is 106 meters away.

Unit in PREDMET.CEMAGI · units listed: 4

Leasehold 27 + 15 years
Finishing
Separate bedroom
Ocean-facing

1bedroom with its own door
69.5 m²total apartment area
1shower bathroom
Leasehold27 years plus a 15-year option
106 mdown to the ocean

Property

What you get

At 69.5 m² (≈ 750 sq ft), nothing in the building is bigger. A wall separates the bedroom from the kitchen-living room, and there's a balcony. The sheet lists these lots on floors two through five, all with windows on the ocean side. For a family or a long-term tenant it works as a home rather than a place to sleep.

Predmet delivers it finished: a kitchen island with built-in appliances, terrazzo underfoot, textured plaster and a wardrobe in the bedroom. Downstairs you have reception, a restaurant, a spa and a gym. The pool and bar sit on the roof. The developer's materials don't name a management company, so for rentals we'd find one for you.

The leasehold is 27 years, and our database shows a 15-year extension. Prices climb with each floor: Rp 2.82 bn on the second, Rp 3.04 bn on the third, Rp 3.49 bn on the fourth and Rp 3.98 bn on the fifth. We write the lot number and floor into the reservation before you send the first payment.

Developer: Predmet, all projects and terms

The numbers for this property

PREDMET.CEMAGI · 1BR apartment 69.5 m² yield: gross and net

The developer quotes no yield here, so we built the numbers ourselves. One night in the 69.5 m² layout earns Rp 2.0 million, and we subtract the manager, tax, wear and upkeep. The Cemagi corridor fills only 45–48% of nights, so our occupancy cases start lower than usual.

Gross 17.1%≈ Rp 483 million a year at 65% occupancy and Rp 2.0 million a night Net 10.3%≈ Rp 290 million a year · payback ≈ 9.7 years

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

Gross rental incomeRp 483 million17.1% of price · rate Rp 2.0 million, occupancy 65%
Management companyRp 86.9 millionManager keeps 18% of revenue, market range 15–25%
TaxRp 48.3 millionTax at 10% of rental income, depending on the ownership structure
Wear and upkeepRp 58.0 millionSet at 12% of revenue for empty nights, supplies and repairs
Net to youRp 290 million10.3% of price · payback ≈ 9.7 years

Occupancy scenarios: PREDMET.CEMAGI · 1BR apartment 69.5 m²
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
55%cautious	Rp 409 million	Rp 163 million	Rp 245 million	8.7%	11.5 years
65%base	Rp 483 million	Rp 193 million	Rp 290 million	10.3%	9.7 years
75%strong	Rp 557 million	Rp 223 million	Rp 334 million	11.8%	8.4 years

Where the numbers come from

Developer's figures: The developer quotes no yield here, so we built the numbers ourselves. One night in the 69.5 m² layout earns Rp 2.0 million, and we subtract the manager, tax, wear and upkeep. The Cemagi corridor fills only 45–48% of nights, so our occupancy cases start lower than usual.
Nightly rate: Rp 2.0 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.

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Ownership

Ownership & what you actually get

Your right is a 27-year lease, which our database shows extending by 15 years. You choose a floor, reserve that lot, sign the PPJB and take the lease deed from a notary when the apartment passes to you. Predmet says the building approval exists and the SLF filing is in. Only after the SLF can anyone license the unit for short stays.

Ownership and permits: PREDMET.CEMAGI · 1BR apartment 69.5 m²
Form of ownership	LeaseholdForeigners 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 term	27 + 15 yearsWe take both numbers from our database. For a home you might live in, the relevant count begins at handover, so we compare it with the head lease on the land.
Zoning	Under reviewNone of the materials names the zone. We confirm through RDTR, before any deposit, that the plot permits nightly letting.
Building approval (PBG)	Obtained, per the developerBefore money changes hands we need the PBG number and extract. Both end up attached to your agreement.
Developer	Predmet, legal entity to confirmWe verify who signs for Predmet, the land lease behind the building and the company's history. It completed PREDMET.BABAKAN, and PREDMET.PERERENAN is in progress.
Certificate of occupancy (SLF)	Filed, per the developerNo certificate, no rental license. We pin your final installment to receiving the full set of documents.
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 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 contract.
Furniture and handover	Finish and built-in kitchen, per rendersThe island, wardrobe and appliances in the renders only count once they're written into the contract appendix, so we list each item there.

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

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for PREDMET.CEMAGI · 1BR apartment 69.5 m²?

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

Terms

PREDMET.CEMAGI · 1BR apartment 69.5 m² payment schedule

ReservationPick your floor and Predmet holds that lot for you, with the deposit amount still to confirm.
First paymentHalf of the floor's price, as our database records it.
InstallmentsRemaining funds go in stages that Predmet schedules flexibly with you.
HandoverLease deed at the notary, then an inspection before you sign for the apartment.

Our records mention 50% down and a flexible balance. We get the exact schedule into the PPJB after checking the permits.

Location

Location: Cemagi · Badung

Longer, quieter stays suit Cemagi, a village one stop beyond Seseh as you head for Tanah Lot. Rice fields and black sand surround it, land costs less than elsewhere along the Badung shore, and cafés and shops wait in Pererenan.

PREDMET.CEMAGI: covered entrance area of the complex, 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

Long-stay tenants and families come for a walkable ocean and an entry below Pererenan. Groceries and restaurants sit in the next village, so a scooter or car is part of the deal.

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 69.5 m²

What will Rise Real Bali cost me on the 69.5 m² apartment?

Nothing at all. Predmet's floor price is your price, and our commission sits with the developer. Once you pick a floor, we pull that lot from the sheet, request the PBG extract, chase the SLF and rental license status, and cross-check the zone in RDTR. You get our findings on paper before the deposit, and we cover the cost.

Can I compare floors remotely before choosing one?

Yes. The building is standing, so we film the view and light from the second floor up to the fifth and show you the finish in a real unit. You decide which floor justifies its price. The signing happens at a notary under your proxy, and at handover our team checks the apartment and sends you photos.

Where do the yield numbers come from?

The rate starts with AirROI's trailing-year data for the Cemagi and Seseh area, adjusted up for a 69.5 m² one-bedroom. Our scenarios fill 55, 65 or 75% of nights with a professional manager in charge. Running costs eat 40% of revenue, and at the base case, second-floor price, net yield comes to 10.3%. Treat it as an estimate.

What happens with the lease on a place I might live in?

Our database lists 27 years and a 15-year extension. A foreign buyer in Bali holds a lease, never freehold, so the term decides how long this home stays yours. We count it from the day you move in, then check the land's head lease and the extension clause before any deposit leaves your account.

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