SANUR
from Rp 15.04 bn/ 30 + 20 years
Sanur VIP Villa
Sanur · Villa
- 4 bedrooms
- 375 m²
- leasehold 30+20
See details
SANUR · ID RR-5767
Sanur VIP Villa: four-bedroom villa, 375 m² on a 581 m² plot, Sanur
Rp 15.04 bn gets you the largest villa in our Sanur catalog: 375 m² with four bedrooms, a pool and a garden on 581 m². The house stands finished. Leasehold runs 30 + 20 years, in a tourism zone.
Unit in Sanur VIP Villa
- Leasehold 30 + 20 years
- Completed
- Private pool
- 4bedrooms
- 375 m²villa living area
- 581 m²plot
- Leasehold30 + 20 years
- Readystage
Property
What you get
This is the project's only villa and the biggest one we list in Sanur: 375 m² on 581 m². A tiled roof and a wooden garden pavilion face the street side, while a roomy living room and a dining room with a long wooden table fill the inside. Sliding glazing shows the pool from the house.
Four bedrooms, lots of shared space and a garden suit a big family or a group. Buyers in Sanur tend to live here or book long stays, not short ones. The materials leave out the furniture and appliance list, and we're requesting it.
We model about Rp 5.2 million a night, borrowed from comparable four-bedroom villas on the Bukit, because Sanur has none. Occupancy cases are 70%, 80% and 90%, with 80% as the base. Operating costs take 16% of revenue. The base case nets roughly Rp 1.28 bn a year, 8.5% of the price.
The numbers for this property
Sanur VIP Villa · 4BR villa yield: gross and net
The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 5.2 million for a four-bedroom villa, with management, tax, wear and upkeep deducted from revenue.
Gross 10.1%≈ Rp 1.52 bn a year at 80% occupancy and Rp 5.2 million a night
Net 8.5%≈ Rp 1.28 bn a year · payback ≈ 11.7 years
- Gross rental incomeRp 1.52 bn10.1% of price · rate Rp 5.2 million, occupancy 80%
- Operating costsRp 244 million16% of revenue
- Net to youRp 1.28 bn8.5% of price · payback ≈ 11.7 years
| Occupancy | Gross income | Expenses 16% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 70%cautious | Rp 1.33 bn | Rp 213 million | Rp 1.12 bn | 7.4% | 13.4 years |
| 80%base | Rp 1.52 bn | Rp 244 million | Rp 1.28 bn | 8.5% | 11.7 years |
| 90%strong | Rp 1.72 bn | Rp 274 million | Rp 1.44 bn | 9.6% | 10.4 years |
The base case is 80% occupancy with professional management; 70% is cautious and 90% is strong.
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 5.2 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: 70% cautious, 80% base and 90% strong.
- Costs
- 16% of revenue: the property's operating costs.
- Comparable listings
- Cassandra 1 · 3BR villa: 9.2% net at 54% occupancy; Cassandra 1 · 5BR villa: 9.3% net at 67% occupancy; Cassandra 4 · 1BR villa: 9.5% net at 40% 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
Four bedrooms come with a 30-year leasehold and a 20-year extension. After a reservation you sign a PPJB, and a notary registers the lease. The villa stands built, but the PBG and SLF are in progress. We confirm the price in writing with the owner and check both documents before a deposit.
| 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 + 20 yearsWe count the 30 years from purchase and put the extension into the deed in writing. |
| Zoning | Tourism and mixed use, per the developerAn RDTR extract has to match the developer's zone before we let you reserve. |
| Building approval (PBG) | PBG and SLF in progressWe request the PBG number and a copy, then file them with your report. |
| Developer | Vibe DevelopmentWe check the Vibe Development entity and its earlier work ahead of a deposit. |
| Certificate of occupancy (SLF) | Being processedNo SLF, no rental license: we ask where the certificate stands before you pay. |
| 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 inventory goes into the contract as an appendix once we have it. |
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 Sanur VIP Villa · 4BR villa?
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Terms
Sanur VIP Villa · 4BR villa payment schedule
- ReservationYou pay a deposit to hold the villa; the developer sets the amount.
- PaymentWith the house built, the schedule is short, and we shape its steps around the deal.
- HandoverThe final payment follows the SLF and the document pack.
No payment plan appears in the materials, so we fix the terms in the PPJB after due diligence.
Location
Location: Sanur · Denpasar
The east coast resort offers a promenade, a reef beach and a family crowd. Evenings are calm, and the Nusa Penida boats leave from the harbor nearby.
- Sanur Beach (center)≈ 0.5 km, straight line
- Sindhu Beach≈ 1.8 km, straight line
- Sanur harbor (boats to Nusa Penida)≈ 0.5 km, straight line
- Denpasar center≈ 6.7 km, straight line
- Ngurah Rai Airport≈ 12 km, straight line
Buyers pick Sanur for safety, calm and a family rhythm. The cost: less surf and nightlife than Canggu or the Bukit.
Straight answers
Questions about Sanur VIP Villa · 4BR villa
What does Rise Real Bali charge when I buy the Sanur 4BR villa?
Nothing. The developer pays our commission and you pay Rp 15.04 bn. The pre-deposit checks are on us. For this villa we go through the 30 + 20 lease, the RDTR zone, the PBG number and the SLF, and we confirm the price with the owner in writing.
Can I buy the 4BR villa without flying to Bali?
Yes. The tour runs on Zoom, and a notary signs for you on a power of attorney. The villa is built, so the video shows the real house. We take delivery on site, and the final payment follows the occupancy certificate and the documents.
How much does Vibe Management charge for this villa?
The developer's materials give 40% of revenue. Our model uses 16% operating costs, which fits a standard manager. We ask Vibe Management for a contract offer and show you both scenarios, so you can see the income difference before a deposit.
Where do the yield numbers come from?
We use about Rp 5.2 million a night, taken from comparable four-bedroom Bukit villas and adjusted for the type. The base case assumes 80% occupancy with professional management. Operating costs take 16% of revenue. That nets roughly Rp 1.28 bn a year, 8.5% of the price, as our estimate and not a guarantee.
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