CEMAGI
from Rp 6.54 bn/ 30 + 15 years
Riverfront I
Cemagi · 2-bedroom villa
- 2 bedrooms
- 180 m²
- leasehold 30+15
See details
CEMAGI · ID RR-5621
Riverfront I: two-bedroom villa, 180 m², by the river in Cepaka
This 180 m² two-bedroom villa on a 300 m² plot is the only lot at Riverfront I, and it costs Rp 6.54 bn. A yard pool, a staircase living room and a covered dining terrace come with it. Leasehold runs 30 + 15 years, and handover is set for Q4 2027.
Unit in Riverfront I
- Leasehold 30 + 15 years
- Handover Q4 2027
- By the river
- 2bedrooms
- 180 m²villa size
- 300 m²plot
- Leasehold30 + 15 years
- Q4 2027handover
Property
What you get
The villa takes 180 m² of a 300 m² plot. A pool sits in the yard under an arch, white sofas fill the lounge, and a plaited ceiling covers the dining terrace. Inside, a living room with a staircase leads up, and a bar stands by the glass wall.
A family or a couple who wants quiet and a river instead of a beach will like it. The Canggu coast is a few kilometers off, and restaurants nearby are few. The lease gives 30 years plus 15, you buy through a PT PMA, and we're requesting the zone and the PBG number.
Here's how we model it. We use Rp 3.0 million a night, the level of a two-bedroom villa in Cemagi, where only one comparable exists. Occupancy: 65% base, 55% cautious, 75% strong. Operating costs take 20% of revenue. The base case leaves about Rp 571 million a year, 8.7% of the price.
The numbers for this property
Riverfront I · 2BR villa yield: gross and net
The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 3.0 million, with management, tax, wear and upkeep taken out of revenue.
Gross 10.9%≈ Rp 714 million a year at 65% occupancy and Rp 3.0 million a night
Net 8.7%≈ Rp 571 million a year · payback ≈ 11.5 years
- Gross rental incomeRp 714 million10.9% of price · rate Rp 3.0 million, occupancy 65%
- Operating costsRp 143 million20% of revenue
- Net to youRp 571 million8.7% of price · payback ≈ 11.5 years
| Occupancy | Gross income | Expenses 20% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 55%cautious | Rp 604 million | Rp 121 million | Rp 483 million | 7.4% | 13.5 years |
| 65%base | Rp 714 million | Rp 143 million | Rp 571 million | 8.7% | 11.5 years |
| 75%strong | Rp 824 million | Rp 165 million | Rp 659 million | 10.1% | 9.9 years |
The base case is 65% occupancy under professional management, with 55% as the cautious case and 75% as the strong one.
Where the numbers come from
- Developer's figures
- The developer's materials don't quote a yield, so the model runs on market data only.
- Nightly rate
- Rp 3.0 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: 55% cautious, 65% base and 75% strong.
- Costs
- 20% 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.
Ownership
Ownership & what you actually get
A PT PMA holds the land lease for you: 30 years and one month, then 15 more under the extension. The company's setup and upkeep cost extra. Sequence: reservation, contract, stage payments, keys. Zoning and PBG are still open, and the SLF with the rental license follows the construction.
| 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 | 30 years 1 month + 15 yearsThe term runs from handover. The extension price and conditions go into the land lease. |
| Zoning | To confirmNo zone appears in the materials. We request it and test it against an RDTR extract before the deposit. |
| Building approval (PBG) | To confirmWe ask the developer for the PBG number and an extract. |
| Developer | Lawang Tropical Properties, company to confirmOur review covers the entity, the land lease and completed projects. |
| Certificate of occupancy (SLF) | After constructionThe SLF closes the build, and rental licensing hangs on it, which is why payments follow stages. |
| Short-term rental license (NIB) | To confirmAirbnb, 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 | To confirmThe furniture and appliance specification joins your contract as 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
Hi, I'm Gusti. Want the full price list and payment plan for Riverfront I · 2BR villa?
Leave your WhatsApp and I'll send it today, with the net yield worked out.
Terms
Riverfront I · 2BR villa payment schedule
- ReservationA deposit holds the villa, and we're confirming the amount.
- Contract and PT PMAThe contract and the company setup come together, and the PT PMA costs extra.
- Construction stageEach verified building stage releases a payment.
- HandoverThe closing payment goes out against the keys and the papers.
Our listing database gives the stages: reservation, contract with the PT PMA, a construction stage, keys. Financing may be available on request for qualified investors.
Location
Location: Cepaka · Kediri · Tabanan
Cepaka lies in Kediri district, Tabanan, with a river, rice fields and silence. Land costs less than on the coast, and the area appears as Cemagi on our map.
- Prana Padel≈ 1.0 km straight-line
- Cerita Tani cafe≈ 860 m straight-line
- Babi guling Slingsing Bu Suci≈ 350 m straight-line
- Tanah Lot Temple≈ 7.1 km straight-line
- Ngurah Rai Airport≈ 16.8 km straight-line
The attraction is calm and the river. Shops and restaurants are thin on the ground, and the coast needs wheels.
Straight answers
Questions about Riverfront I · 2BR villa
What does Rise Real Bali charge when I buy the Riverfront I villa?
Nothing. The developer pays our commission, and our checks before your deposit are free for you. For this villa we verify the 30 + 15 lease, the PT PMA structure and the payment stages, and we request the company details, the zone and the PBG number.
What does the villa price cover?
The database lists Rp 6.54 bn for 180 m² on a 300 m² plot. Furniture, appliances and the PT PMA setup aren't in the materials. We request the specification for the contract and cost the company separately before you deposit.
Where do the yield numbers come from?
We start from about Rp 3.0 million a night, based on the one comparable two-bedroom villa in Cemagi. The base case assumes 65% occupancy under professional management and 20% of revenue in costs. This is a Rise Real Bali estimate, not guaranteed income.
Properties
