CEMAGI · ID RR-3253

PREDMET.CEMAGI: 33 m² studio in Cemagi, a short walk from the ocean

Floors two to five each carry this 33 m² studio, the most common layout at PREDMET.CEMAGI, with windows facing either the ocean or the rice fields. The building stands 106 meters from the water in Cemagi. Prices run Rp 1.88–2.62 bn, and the lease is 27 years with a 15-year extension.

Unit in PREDMET.CEMAGI · units listed: 4

  • Leasehold 27 + 15 years
  • Finishing
  • Ocean or rice-field view
  • Rooftop pool
  • 33 m²studio size
  • 1sleeping area
  • 1shower room
  • Leasehold27 years, then 15 more
  • 106 mwalk to the ocean

Property

What you get

At 33 m² (≈ 355 sq ft), this is the layout the building has most of. The sheet shows these lots from the second floor to the fifth, roughly half looking at the ocean and half at the paddies. Inside you have one open room, a fitted kitchen and a shower room. For short stays it's a workable size, and a couple won't feel cramped.

Your price covers the fit-out. The renders here show the warm scheme Predmet designed for rice-field lots: timber, stone and a glass-block screen at the entrance. Ocean-view lots get a brighter palette instead. Guests can use the reception, restaurant, spa and gym on the ground floor, plus the roof pool and bar.

Our database lists a 27-year leasehold and a 15-year extension. A third-floor lot facing the fields opens the range at Rp 1.88 bn, and a fifth-floor ocean view closes it at Rp 2.62 bn. Between them the sheet shows Rp 2.00 bn, Rp 2.04 bn and Rp 2.18 bn. Your reservation fixes the lot, floor and view before any money moves.

Developer: Predmet, all projects and terms

The numbers for this property

PREDMET.CEMAGI · Studio 33 m² yield: gross and net

You won't find a developer yield for this studio. Our figures for the 33 m² layout start at Rp 1.4 million per booked night, then pay the operator, the tax office and the upkeep bill. We trimmed occupancy below our standard cases because the whole Cemagi corridor sits at 45–48%.

Gross 11.8%≈ Rp 222 million a year at 43% occupancy and Rp 1.4 million a night Net 10.0%≈ Rp 187 million a year · payback ≈ 10.1 years
  • Gross rental incomeRp 222 million11.8% of price · rate Rp 1.4 million, occupancy 43%
  • Operating costsRp 35.6 million16% of revenue
  • Net to youRp 187 million10.0% of price · payback ≈ 10.1 years
Occupancy scenarios: PREDMET.CEMAGI · Studio 33 m²
OccupancyGross incomeExpenses 16%Net% of pricePayback period
33%cautiousRp 171 millionRp 27.3 millionRp 143 million7.6%13.1 years
43%baseRp 222 millionRp 35.6 millionRp 187 million10.0%10.1 years
53%strongRp 274 millionRp 43.8 millionRp 230 million12.3%8.2 years

The base case is 43% occupancy under professional management, with 33% as the cautious case and 53% as the strong one.

Where the numbers come from

Developer's figures
You won't find a developer yield for this studio. Our figures for the 33 m² layout start at Rp 1.4 million per booked night, then pay the operator, the tax office and the upkeep bill. We trimmed occupancy below our standard cases because the whole Cemagi corridor sits at 45–48%.
Nightly rate
Rp 1.4 million, our estimate for the area: based on comparable professionally managed properties in the area, 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: 33% cautious, 43% base and 53% strong.
Costs
16% of revenue: the property's operating costs.
Comparable listings
Cemagi Villa: 9.9% net at 40% occupancy; Casa Kayana · 2BR villa: 9.9% net at 53% occupancy; Casa Nostra: 10.0% net at 54% occupancy.
Reports and data
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

The studio comes on a 27-year lease, and the listing adds a 15-year renewal. First you hold a specific lot with a reservation, next you sign the sale and purchase agreement (PPJB), and the notarial lease completes the deal on key day. Predmet reports a PBG in place and an SLF application filed. The rental license is the last step.

Ownership and permits: PREDMET.CEMAGI · Studio 33 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 yearsTerm and renewal come from our database. The years you actually get start at handover, and we read them against the master land lease.
ZoningUnder reviewPredmet's papers skip the zone. We order an RDTR check first, since it decides whether guests can book by the night.
Building approval (PBG)Obtained, per the developerAhead of your deposit we want the approval number and its extract, and both become part of the contract.
DeveloperPredmet, legal entity to confirmWe look into the company that signs, its land lease and its past work. Predmet finished PREDMET.BABAKAN and is building PREDMET.PERERENAN now.
Certificate of occupancy (SLF)Filed, per the developerThe regency needs this certificate before it licenses rentals, so we hold back your final installment until the paperwork lands.
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 rendersA picture can't bind anyone. Materials, furniture and appliances get listed item by item in an appendix.
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 33 m²?

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Terms

PREDMET.CEMAGI · Studio 33 m² payment schedule

  1. ReservationYour chosen lot comes off the sheet, and Predmet hasn't named the deposit yet.
  2. First paymentHalf the price, going by our listing records.
  3. InstallmentsWhat's left in flexible tranches, timed with the developer.
  4. HandoverYou sign the notarial deed and walk through the studio before accepting it.

The split of 50% upfront with a flexible remainder is what our records show. Final numbers and dates enter the PPJB after we review the permits.

Location

Location: Cemagi · Badung

Cemagi sits one village west of Seseh on the way to Tanah Lot temple, about 2.9 km from this building. Expect rice terraces, black sand and heavy surf, plus land that undercuts the rest of coastal Badung. Shops and cafés are in Pererenan.

PREDMET.CEMAGI: entry drive and the sign at the gate, 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 case for Cemagi is the beach on foot and a lower entry than Pererenan. The cost is convenience: groceries, restaurants and nightlife all mean a ride to the next village.

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 33 m²

Is there a Rise Real Bali fee on the 33 m² studio?

No. Predmet's sheet price is final for you, and Predmet settles our commission. For the lot you pick, we pull its sheet line with floor and view, get the PBG extract, track SLF and rental-license progress, and read the zone in RDTR. We pay for this review ourselves and give you the result as a written report before the deposit.

Can I choose between a field view and an ocean view without visiting?

Yes. The building is up, so we film the real lot on video: what the window shows, the finish and the walk to the sand. Compare two or three lots side by side, then decide. Documents go through a notary under your proxy. At handover we check the studio against the contract and send you pictures.

Where do the yield numbers come from?

We set the nightly rate from comparable managed properties in Cemagi and Seseh, scaled to a 33 m² studio. The three scenarios run at 33, 43 and 53% booked nights under a professional manager. Operating costs absorb 16% of revenue, leaving a base-case net of 10.0% a year. Read it as our estimate. It doesn't promise income.

How much more does the ocean view cost here?

Third floor over the paddies: Rp 1.88 bn. Fifth floor facing the sea: Rp 2.62 bn. The 33 m² layout itself is identical, with the same kitchen, shower room and finish. You pay the premium for the window, and part of it returns through a higher nightly rate, because sea-view rooms book for more.

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