BALANGAN
from Rp 5.16 bn/ 34 years
Dreamland Villas
Balangan · Villa complex
- 1–3 bedrooms
- 64–143 m²
- leasehold 34
See details
PECATU · ID RR-1696
ROYA Resort: suites in a hotel-run resort by Dreamland Beach, Pecatu
Suites inside a hotel-run resort between Dreamland Beach and the New Kuta Golf course start at Rp 4.07 bn. You pick a one-bedroom Suite of 50–64 m² or a two-bedroom Ocean Grand Suite of 107 m². Ownership starts as a 49-year notarial lease and switches to a strata title once the units are registered.
- Leasehold 49 years
- Under construction
- Hotel operator
- 7 min to Dreamland
- 1–2bedrooms
- 50–107 m²residence sizes
- 49 yearslease term
- Q1 2028handover
- 100 mresort pool
- 6,945 m²resort land
Property
What you get
The resort sits on the Bukit between Dreamland Beach and New Kuta Golf. You walk to the sand in seven minutes and to the first tee in five, and Ngurah Rai Airport is about half an hour by car. What's for sale: residences inside an operating resort, one-bedroom Suites of 50–64 m² (≈ 540–690 sq ft) and a 107 m² Ocean Grand Suite with two bedrooms and an ocean terrace.
Owners share the hotel's facilities: a 100-meter pool, restaurant, bar, spa, boutique, a surf station on Dreamland and a helipad. The restaurant and services work for the whole resort, and the developer splits their operating result among the unit owners. Suites come turnkey with furniture, floor-to-ceiling windows, a balcony, a walk-in closet and a bathroom that pairs a bathtub with its own shower cubicle.
The zoning plan marks the land for tourism, with hotel use. You sign a 49-year notarial lease (akta sewa) registered with the land office. Once the strata unit exists, the contract swaps to a strata certificate (SHMSRS) in your name at no extra charge. Garden View runs Rp 4.07 bn on the first floor and Rp 4.42 bn on the second, Golf and Laguna View Rp 4.69 bn, third-floor Ocean View and Rooftop Golf View Rp 5.13 bn, Rooftop Ocean View Rp 5.58 bn. Taxes come on top. We're confirming lower-floor sizes and the Ocean Grand Suite price.
Developer price list
ROYA Resort: unit types and prices
Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".
| Type | Size | Bedrooms | Price | The numbers |
|---|---|---|---|---|
| Suite, Garden View, 1st floor | 50 m² | 1 | Rp 4.07 bn | on request |
| Suite, Garden View, 2nd floor | to confirm | 1 | Rp 4.42 bn | on request |
| Suite, Golf View, 2nd–3rd floor | to confirm | 1 | Rp 4.69 bn | on request |
| Suite, Laguna View, 1st floor | to confirm | 1 | Rp 4.69 bn | on request |
| Suite, Ocean View, 3rd floor | to confirm | 1 | Rp 5.13 bn | on request |
| Suite, Rooftop Golf View | 64 m² | 1 | Rp 5.13 bn | on request |
| Suite, Rooftop Ocean View | 60–64 m² | 1 | Rp 5.58 bn | on request |
| Ocean Grand Suite, 2BR | 107 m² | 2 | to confirm | on request |
Prices follow the developer's price list from the project materials. Taxes sit outside the suite price, and the contract sets the settlement currency and rate.
Ownership
Ownership & what you actually get
Your right begins as a 49-year notarial lease, recorded at the land office, and turns into a strata certificate (SHMSRS) once the developer registers the units. A foreigner with a KITAS or KITAP, or a PT PMA, can hold that certificate. The contract lets you walk away with a refund if the PBG and SLF don't come through.
| Form of ownership | Leasehold, strata title after registrationForeigners 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). A strata certificate (SHMSRS) can go to a foreigner holding a KITAS or KITAP, or to a PT PMA. |
|---|---|
| Lease term | 49 years, notarial leaseThe developer's right to build on this land runs to March 23, 2046, and renewal goes by application after that. The contract obliges the developer to start that renewal at its own cost. We count your remaining term from handover. |
| Zoning | Tourism zone, hotel useA KKPR document with a Badung Regency validation sheet confirms the spatial plan. We still pull an RDTR extract before the deposit. |
| Building approval (PBG) | Being issuedThe 2012 building permit has expired, and the PBG for the new layout is in process. The contract makes the PBG and the SLF a condition precedent: if they don't arrive, you exit the deal and get back what you paid. |
| Developer | Everville Estate, PT Brightsource Pecatu IndonesiaYou contract directly with the company that holds the land right. We check the signatory's authority in the public AHU register and the certificate and encumbrances through an official extract. |
| Certificate of occupancy (SLF) | After the works finishThe regency issues it after a technical inspection. Neither a rental license nor new strata units can follow without it. |
| Short-term rental license (NIB) | Resort operator's sideAirbnb, 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 | Turnkey with furniture, Q1 2028The furniture and appliance list goes into an appendix to the contract. The contract counts the build period from the start of works. |
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
ROYA Resort payment schedule
- ReservationYou hold a suite and lock its terms while the contracts get agreed.
- 30% · start of worksFirst installment under the lease and construction contracts, due after the developer notifies you that works have begun.
- 30% · structureDue once load-bearing walls, roof and ceilings stand.
- 30% · engineeringDue when the building systems work and connect to the resort's networks.
- 10% · handoverPaid when you sign the acceptance record and get the keys.
This schedule comes from the developer's materials and follows milestones, not calendar dates. Each invoice falls due 14 days after a notice with a completion record and photos. Taxes go as a separate line above the suite price.
Location
Location: Dreamland · Pecatu
Pecatu works as the service village of southern Uluwatu, with the schools, clinics and shops the whole peninsula uses. Dreamland lives on surf and beach clubs, with the golf course and large resorts beside it. The trade-off is seasonal traffic on the road down to the water.
- Dreamland Beach≈ 7 min on foot
- New Kuta Golf≈ 5 min on foot
- Uluwatu Temple≈ 15 min
- Melasti Beach≈ 20 min
- Nusa Dua≈ 25 min
- Ngurah Rai Airport≈ 30 min
Buyers come here for the beach and the golf course, both within walking distance. You pay for that with reliance on a single access road and demand that swings with the season.
What's nearby
The neighborhood
Within 1 km of the property
- 58hotels
- 21restaurants
- 5sights
- 4gyms
- 3shops
- 3cafés
- 3beaches
Closest places
- Klapa New Kuta Beach (Beach Club)restaurant · 0 m
- Dreamland Martrestaurant · 68 m
- Akasa Restaurant & Barrestaurant · 72 m
- Dreamland Warungrestaurant · 87 m
- Dream Cornerrestaurant · 132 m
- Klapa Resorthotel · 152 m
- Maja Sunset Loungerestaurant · 161 m
- Jumeirah Balihotel · 182 m
Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.
Straight answers
Questions about ROYA Resort
What does Rise Real Bali charge when I buy at ROYA Resort?
You pay us nothing. The suite costs what the developer's sheet says, and the developer settles our fee separately. Before any deposit we run the checks at our own cost and put the result in writing. At ROYA we look at the strata status of your particular suite, the RDTR extract for the plot and how far the PBG and SLF applications have moved. We also list the taxes separately, because the suite price doesn't include them.
Can I buy a suite at ROYA Resort without flying to Bali?
Yes. We film the site and host a live Zoom tour of the resort grounds. A notary executes the deal for you, working from a power of attorney certified in your country, apostilled and translated by a sworn translator. You keep copies of every notarial deed. At handover our team inspects the suite, lists any defects and emails you the report.
What right does a foreign buyer get to a ROYA suite?
You start with a 49-year notarial lease registered at the land office. When the strata unit gets registered, the contract converts into a strata certificate (SHMSRS) in your name, and the conversion itself costs nothing extra. A foreigner with a residence permit can hold it, or an Indonesian PT PMA company can. We settle on the structure with you before the deposit.
Where do the yield numbers for ROYA Resort come from?
The project page has no yield figure, since suites differ in price, size and view. The developer projects income from the resort's operating model, and we show that as its data only, outside our own numbers. For the suite you choose we send our model: the area rate, occupancy for this segment and costs taken off. It's our forecast, not a promise of payouts.
What does the suite price cover, and what's extra?
The price covers a turnkey fit-out with furniture and appliances, use of the resort facilities and a place in the operator's rental program. Taxes sit on top: 11% VAT and the purchase tax. The notary fee is also separate and falls due at signing. Before the deposit we email you the full cost of your suite, with taxes and fees added.
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