MELASTI · ID RR-2560

SOLAN one-bedroom apartment of 40–54 m² near Melasti Beach

Five minutes on foot from Karma Beach, this one-bedroom apartment sits in SOLAN, a 27-unit boutique residence in Ungasan. The developer owns the pink-zone plot outright and quotes an 80-year HGB with extensions. Construction finishes in Q4 2028, and at Rp 3.70 bn we model 7.5% net in the base case.

Unit in SOLAN by Rait Living Spaces · units listed: 3

  • HGB · PT PMA
  • Pre-sale
  • Plot fully paid
  • 1bedroom
  • 1bathroom in single-level units
  • 40–54 m²excluding terrace
  • HGBpink zone
  • Q4 2028handover
  • 5 minwalk to Karma Beach

Property

What you get

The one-bedroom is SOLAN's most common layout. The developer's floor plans put single-level one-bedrooms on all three floors, sized 40.25 to 53.93 m² before terraces, with one bathroom. On the third floor there are also two-level units with a loft and a big terrace, such as A3/18m. The deck gives one price per type, so we price each lot separately.

SOLAN has 27 apartments sharing a restaurant, tiered pools with a 25-meter lap section and a sauna with hot and cold plunges. There's also a gym, rooftop yoga, coworking, covered parking with storage and a 24-hour concierge. Betterplace will manage the building, and PT Jejak Trikarya Perkasa builds it. Couples tend to book one-bedrooms here.

Rait's model assumes Rp 2.73 million a night for the one-bedroom. We use Rp 1,947,000, pitched between our studio and two-bedroom rates in the same building. Occupancy: 65% base, 55% cautious, 75% strong. Take off 40% for running costs, and about Rp 277 million a year remains in the base case, or 7.5% of the price.

The numbers for this property

SOLAN · 1BR apartment yield: gross and net

The developer quotes 9.89%, 11.54% or 13.19% for the one-bedroom at 60, 70 or 80% occupancy, from a Betterplace financial model built on Rp 2.73 million a night and Rait's own exchange-rate assumption. Below is our model: Rp 1.95 million a night, with management, tax, wear and upkeep coming off the top.

Gross 12.5%≈ Rp 462 million a year at 65% occupancy and Rp 1.9 million a night Net 7.5%≈ Rp 277 million a year · payback ≈ 13.4 years
  • Gross rental incomeRp 462 million12.5% of price · rate Rp 1.9 million, occupancy 65%
  • Management companyRp 83.1 million18% of revenue · market range 15–25%
  • TaxRp 46.2 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 55.4 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 277 million7.5% of price · payback ≈ 13.4 years
Occupancy scenarios: SOLAN · 1BR apartment
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 391 millionRp 156 millionRp 235 million6.3%15.8 years
65%baseRp 462 millionRp 185 millionRp 277 million7.5%13.4 years
75%strongRp 533 millionRp 213 millionRp 320 million8.6%11.6 years

Southern Uluwatu earns less per night than Uluwatu proper, which is why the one-bedroom's base case stays at 65%.

Where the numbers come from

Developer's figures
The developer quotes 9.89%, 11.54% or 13.19% for the one-bedroom at 60, 70 or 80% occupancy, from a Betterplace financial model built on Rp 2.73 million a night and Rait's own exchange-rate assumption. Shown as published. They are not part of our model.
Nightly rate
Rp 1.9 million, our estimate for the area: AirROI puts average revenue per listing in Melasti at Rp 4.3 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Melasti market runs at 46% 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
SOLAN · 2BR apartment: 6.3% net at 65% occupancy; SOLAN · Studio: 10.0% 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.

Ownership

Ownership & what you actually get

The developer lists this property as HGB, to confirm. Foreigners can't hold freehold (Hak Milik) in their own name, so it's held through a foreign-owned company (PT PMA) with a right to build (HGB). The table shows each document and where it stands.

Ownership and permits: SOLAN · 1BR apartment
Form of ownershipHGB held by the developer's company, buyer structure to confirmForeigners 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 termHGB on the plot, 80 years per the developerWe've asked for the HGB certificate and the transfer mechanism. The remaining term counts from handover.
ZoningTourism zone (pink), per the developerThe pink status comes from the developer, and we check it against the RDTR extract.
Building approval (PBG)To confirmWe request the number and a copy before the deposit.
DeveloperRait Living Spaces · contractor PT Jejak Trikarya PerkasaWe check the legal entity, the land certificate and the contractor's finished projects.
Certificate of occupancy (SLF)After constructionWithout the SLF there's no rental license. We tie payments to construction stages, not to the calendar.
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 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 handoverTo confirm · Q4 2028The furniture and appliance specification goes into the 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
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Terms

SOLAN · 1BR apartment payment schedule

  1. Notarial contract30%, Rp 1.11 bn, once you sign the notarial agreement.
  2. Foundation30%, Rp 1.11 bn, when the foundation is complete.
  3. Structure30%, Rp 1.11 bn, once the load-bearing frame stands.
  4. Handover10%, Rp 370 million, at completion and key handover.

Rait's presentation splits the one-bedroom's price 30 / 30 / 30 / 10 against notarial signing, foundation, frame and keys. Transfers go by bank with full paperwork, and the PPJB fixes the terms after our checks.

Location

Location: Melasti · Ungasan

The one-bedroom is five minutes on foot from Karma Beach, with Melasti just below. The plateau is calmer than Uluwatu and about 30 minutes from the airport.

SOLAN by Rait Living Spaces: inner courtyard with the pool, render
Ungasan · Badung · Melasti Beach
  • Karma Beach≈ 5 min walk
  • Melasti Beachclose by
  • Garuda Wisnu Kencana≈ 10 min
  • Uluwatu≈ 15 min
  • Ngurah Rai Airport≈ 30 min

Short stays by couples drive demand for one-bedrooms here, at nightly rates a little under Uluwatu. Residential plots are common nearby, so we check zoning before anything else.

Melasti · Ungasan · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 6bars
  • 3hotels
  • 2sights
  • 2restaurants
  • 1spa
  • 1café
  • 1beach

Closest places

  • Villa Valeriahotel · 397 m
  • VELA Spaspa · 425 m
  • Waatu Restaurantrestaurant · 446 m
  • Karma Kandara Beachhotel · 517 m
  • Villa Nashahotel · 604 m
  • Pura Masukasight · 654 m
  • Sundays Beach Clubbar · 670 m
  • Sunday's beach clubbar · 775 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about SOLAN · 1BR apartment

What does Rise Real Bali charge on a SOLAN one-bedroom?

Nothing. The one-bedroom goes into your contract at Rait's list price, Rp 3.70 bn, and Rait pays our commission. Before you commit, we check SOLAN's plot, the HGB and the permits at our own cost and send a written memo of open questions.

Can I buy the one-bedroom remotely?

Yes. On Zoom we take you through SOLAN and the one-bedroom plans, and you sign remotely with a notary acting on your written proxy. Rait also accepts a fully official deal through an electronic notary. Each bank transfer follows a finished stage. When Rait hands over in Q4 2028, we inspect the unit and write up any defects.

Where do the one-bedroom's yield figures come from?

We take Rp 1.95 million a night from AirROI data for the Melasti area and adjust it for a one-bedroom. Base occupancy is 65%, from managed rentals. Costs eat 40% of revenue. Rait's own 9.9–13.2% uses its rate and exchange assumption, so we show it as a separate scenario. Ours is an estimate.

How big is a SOLAN one-bedroom?

The developer's floor plans show single-level units of 40.25 to 53.93 m² before terraces, each with one bathroom. The third floor adds two-level units with a loft and terrace, which we measure separately. The presentation gives one price per type, Rp 3.70 bn, so we check the price of your specific lot before you reserve.

When is handover, and how do I pay for the one-bedroom?

The developer targets completion in the fourth quarter of 2028. You pay in four parts: 30% after the notarial agreement, 30% after the foundation, 30% after the structural frame and 10% at key handover. Payments follow stages rather than dates, so the contract fixes the deadline and a penalty for delay.

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