MELASTI · ID RR-2504

SOLAN two-bedroom apartment of 69–79 m² near Melasti Beach

SOLAN has just seven two-bedroom apartments among its 27 units, a five-minute walk from Karma Beach in Ungasan. Each has two bathrooms and 69 to 79 m² before the terrace, priced at Rp 6.00 bn. The developer owns the pink-zone plot under an 80-year HGB with extensions, and completion is due in Q4 2028.

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

  • HGB · PT PMA
  • Pre-sale
  • Plot fully paid
  • 2bedrooms
  • 2bathrooms
  • 69–79 m²excluding terrace
  • HGBpink zone
  • Q4 2028handover
  • 5 minwalk to Karma Beach

Property

What you get

Two bedrooms is the largest format at SOLAN. The developer's floor plans show seven of them: A2/9, A2/10, A2/12 and A2/13 on the second floor, plus A3/22, A3/23 and A3/27 on the third. They measure 68.95 to 78.66 m² before terraces, with two bathrooms. With one price per type in the presentation, we check size and price lot by lot.

A 25-meter lap lane runs through SOLAN's tiered pools, and the 27 apartments also share a restaurant and a sauna with hot and cold plunge pools. Add a gym, yoga on the roof, coworking desks, covered parking with storage rooms and a concierge around the clock. Betterplace runs management, and PT Jejak Trikarya Perkasa is building it. Families and groups of friends take two-bedrooms for a week at the southern beaches.

Our model for this unit: Rait assumes Rp 4.27 million a night, and we use Rp 2,655,000, the going rate for two-bedroom apartments without a private pool in southern Uluwatu. Base occupancy is 65%, with 55% as the cautious case and 75% as the strong one. Running costs absorb 40% of revenue. That leaves about Rp 378 million a year in the base case, 6.3% of the price.

The numbers for this property

SOLAN · 2BR apartment yield: gross and net

The developer quotes 9.54%, 11.13% and 12.72% for the two-bedroom at 60, 70 and 80% occupancy, per a Betterplace financial model that assumes Rp 4.27 million a night and Rait's exchange-rate view. Below is our model: Rp 2.66 million a night, after management, tax, wear and upkeep.

Gross 10.5%≈ Rp 630 million a year at 65% occupancy and Rp 2.7 million a night Net 6.3%≈ Rp 378 million a year · payback ≈ 15.9 years
  • Gross rental incomeRp 630 million10.5% of price · rate Rp 2.7 million, occupancy 65%
  • Management companyRp 113 million18% of revenue · market range 15–25%
  • TaxRp 63.0 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 75.6 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 378 million6.3% of price · payback ≈ 15.9 years
Occupancy scenarios: SOLAN · 2BR apartment
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 533 millionRp 213 millionRp 320 million5.3%18.8 years
65%baseRp 630 millionRp 252 millionRp 378 million6.3%15.9 years
75%strongRp 727 millionRp 291 millionRp 436 million7.3%13.8 years

With rates under Uluwatu's and lots of residential zoning nearby, 65% is our base case for the two-bedroom.

Where the numbers come from

Developer's figures
The developer quotes 9.54%, 11.13% and 12.72% for the two-bedroom at 60, 70 and 80% occupancy, per a Betterplace financial model that assumes Rp 4.27 million a night and Rait's exchange-rate view. Shown as published. They are not part of our model.
Nightly rate
Rp 2.7 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 · 1BR apartment: 7.5% 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 · 2BR 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 · 2BR apartment payment schedule

  1. Notarial contract30%, Rp 1.80 bn, once you sign the notarial agreement.
  2. Foundation30%, Rp 1.80 bn, when the foundation is complete.
  3. Structure30%, Rp 1.80 bn, once the load-bearing frame stands.
  4. Handover10%, Rp 600 million, at completion and key handover.

For the two-bedroom, the same four-step plan applies: three payments of 30% as the build reaches signing, foundation and frame, then 10% at the keys. You wire each one through a bank, and the PPJB records the terms after our due diligence.

Location

Location: Melasti · Ungasan

From SOLAN's two-bedrooms it's a five-minute walk to Karma Beach and a short ride down to Melasti. Airport transfers take about half an hour.

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

Families favor this stretch for its calm beaches and cliff clubs, and nightly rates stay below Uluwatu's. With residential zoning common around the plateau, we check the RDTR first.

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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 · 2BR apartment

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

Nothing on your side. Rait's list price of Rp 6.00 bn goes into the contract, and Rait pays our commission. Before any deposit we examine the HGB, the plot and the permits at our own cost. Our written memo flags whatever's still open, so you reserve on facts.

Can I buy the two-bedroom from abroad?

Yes. Our broker tours SOLAN's plans with you on Zoom, and you sign through a Bali notary under a power of attorney. Rait is also open to closing through an electronic notary. You wire money as stages finish, and our inspector checks the two-bedroom at the Q4 2028 handover, noting defects in writing.

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

The rate, Rp 2.66 million a night, is AirROI data for the Melasti area adjusted for a two-bedroom apartment. We base occupancy on managed rentals at 65%, and 40% of revenue goes on management, tax and wear. Rait's 9.5–12.7% runs on its own rate and exchange assumption, which we list separately. Our number stays an estimate.

What title comes with a SOLAN apartment?

Rait bought SOLAN's plot outright and holds it under HGB, inside Ungasan's pink tourism zone. The deck states an 80-year HGB term. Documents will show whether the right reaches you via a PT PMA or an agreement signed with Rait, and we request the land certificate and RDTR extract before the deposit.

When is handover, and how does payment work for the two-bedroom?

Rait plans completion for Q4 2028. There are four payments: 30% once you sign the notarial agreement, 30% at the finished foundation, 30% at the structural frame and 10% when you get the keys. Stages drive the schedule instead of the calendar, which is why the contract pins down a deadline and a delay penalty.

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