CEMAGI · ID RR-3246

PREDMET.CEMAGI: 25.7 m² studio with a private terrace in Cemagi

A private terrace of 7.6 to 26.1 m² extends this 25.7 m² studio, the entry layout at PREDMET.CEMAGI, 106 meters from the ocean. Prices run Rp 1.84–2.62 bn depending on floor and view. The lease is 27 years plus a 15-year extension, and residents share a rooftop pool, a spa and a gym.

Unit in PREDMET.CEMAGI · units listed: 4

Leasehold 27 + 15 years
Finishing
Private terrace
Rooftop pool

25.7 m²living area
7.6–26.1 m²private terrace
1bathroom with shower
Leaseholdlease term of 27 years, plus a 15-year extension
106 mto the ocean

Property

What you get

You get one living space of 25.7 m² (≈ 275 sq ft), a kitchen fitted into a niche and a separate shower room. The terrace is the real draw. On ground-floor lots it reaches 26.1 m², nearly doubling the usable space, and the availability sheet prices those lots lowest in the building.

The finish comes with the price: exposed brick, terrazzo floors and a fitted kitchen unit. The developer draws a light interior for ocean-view lots and a warm one for rice-field views, and the renders on this page show the light version. Downstairs you'll find reception, a restaurant, the spa and the gym, while the roof holds a pool and a bar facing the sea.

The leasehold runs 27 years with a 15-year extension, per our database. On the sheet, a ground-floor lot with terrace starts at Rp 1.84 bn, and a fifth-floor ocean view tops out at Rp 2.62 bn. Two options sit in between, at Rp 1.93 bn and Rp 2.18 bn. We lock the lot number, floor and view into your reservation before the first payment.

Developer: Predmet, all projects and terms

The numbers for this property

PREDMET.CEMAGI · Studio 25.7 m² yield: gross and net

No yield comes from the developer on this studio. Our model starts at Rp 1.2 million a night and takes off the manager's cut, tax, wear and upkeep. Occupancy cases sit a step lower than our usual ones, since the Cemagi corridor runs at 45–48%.

Gross 16.0%≈ Rp 294 million a year at 65% occupancy and Rp 1.2 million a night Net 9.6%≈ Rp 176 million a year · payback ≈ 10.4 years

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

Gross rental incomeRp 294 million16.0% of price · rate Rp 1.2 million, occupancy 65%
Management companyRp 52.9 millionThe operator's fee is 18% of revenue, market range 15–25%
TaxRp 29.4 millionRental income is taxed at 10%, rate depends on the structure
Wear and upkeepRp 35.3 millionWe reserve 12% of revenue for vacancy, supplies and repairs
Net to youRp 176 million9.6% of price · payback ≈ 10.4 years

Occupancy scenarios: PREDMET.CEMAGI · Studio 25.7 m²
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
55%cautious	Rp 249 million	Rp 99.5 million	Rp 149 million	8.1%	12.3 years
65%base	Rp 294 million	Rp 118 million	Rp 176 million	9.6%	10.4 years
75%strong	Rp 339 million	Rp 136 million	Rp 204 million	11.1%	9.0 years

Where the numbers come from

Developer's figures: No yield comes from the developer on this studio. Our model starts at Rp 1.2 million a night and takes off the manager's cut, tax, wear and upkeep. Occupancy cases sit a step lower than our usual ones, since the Cemagi corridor runs at 45–48%.
Nightly rate: Rp 1.2 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

You buy a 27-year leasehold on the studio, and our database lists a 15-year extension on top. The reservation names one lot, the purchase agreement follows, and a notary registers the lease when you take the keys. According to the developer, the PBG is in hand and the SLF papers are filed. A rental license can only come after that.

Ownership and permits: PREDMET.CEMAGI · Studio 25.7 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 yearsOur listing database gives the term and the extension. What matters is the balance on handover day, which we check against the land's head lease.
Zoning	Under reviewNo zone appears in the materials. An RDTR extract before your deposit shows whether nightly rentals are allowed on this plot.
Building approval (PBG)	Obtained, per the developerThe number and an official extract go on our request list before any deposit, then into your contract.
Developer	Predmet, legal entity to confirmOur check covers the seller's company, the land lease and Predmet's other buildings. PREDMET.BABAKAN has been delivered, and PREDMET.PERERENAN is still going up.
Certificate of occupancy (SLF)	Filed, per the developerThe rental license depends on this certificate. Your last payment waits until the documents arrive.
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 rendersRenders show a mood, not a fit-out. We attach the full finish, furniture and appliance list to your contract.

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 · Studio 25.7 m²?

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

Terms

PREDMET.CEMAGI · Studio 25.7 m² payment schedule

ReservationThe studio goes on hold in your name while we confirm the deposit size.
First paymentFifty percent of the price, per our listing data.
InstallmentsThe rest in flexible amounts, with dates set together with Predmet.
HandoverNotary paperwork, then you sign off on the studio's condition.

Our database shows a half-now, flexible-balance plan. The contract fixes the real percentages and deadlines once the documents clear.

Location

Location: Cemagi · Badung

Past Seseh, the coast road reaches Cemagi before Tanah Lot: paddy fields, dark sand with heavy surf, and cheaper land than elsewhere along the Badung shoreline. It stays quiet here, and the nearest café strip is in Pererenan.

PREDMET.CEMAGI: unit terraces with plants and small tables, 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

For a studio owner the pitch is short: a 106-meter walk to the water at a lower ticket than Pererenan. Guests need a scooter or a driver for dinner and shopping.

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 · Studio 25.7 m²

What does Rise Real Bali charge on a studio at PREDMET.CEMAGI?

Zero. The price is the developer's list, and Predmet pays our fee. For your studio we request the sheet showing its lot number, floor and view, then the PBG extract, the SLF and the rental license, and we match the plot to RDTR. The checks happen before the deposit, at our expense, and end in a written report.

Can I buy the 25.7 m² studio remotely?

Yes. Construction is close to done, so the studios already exist to see. A live Zoom walk-through shows you the actual lot, the terrace, the finish and the route down to the beach. Paperwork runs by proxy: once your signed power of attorney reaches Bali, the notary closes the deal. We inspect the studio at handover and send you photos.

Where do the yield numbers come from?

Our nightly rate is AirROI's figure for the Cemagi and Seseh corridor, adjusted for a studio this size. Occupancy scenarios are 55, 65 and 75%, which reflects professional management. Costs take 40% of revenue. On the base case that leaves a net 9.6% a year. It's our estimate, and income isn't guaranteed.

Why is the ground-floor studio the cheapest?

Predmet prices each lot by floor and view, not by size. A ground-floor lot with the largest terrace starts at Rp 1.84 bn, while a fifth-floor lot with the ocean view reaches Rp 2.62 bn. The interior is the same 25.7 m². View lots command a higher nightly rate, and the big terrace gives you outdoor space instead.

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