MELASTI · ID RR-2189

SOLAN studio near Melasti Beach, Ungasan

Our base case nets about 10% a year after costs on this Rp 1.76 bn studio, the entry ticket to SOLAN near Melasti Beach. Rait Living Spaces owns the pink-zone plot under HGB and expects to finish in Q4 2028, with each payment tied to a construction stage.

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

  • HGB · PT PMA
  • Pre-sale
  • Plot fully paid
  • studiolayout
  • 1bathroom
  • To confirmsize
  • HGBpink zone
  • Q4 2028handover
  • Melastibeach nearby

Property

What you get

SOLAN's studio is the smallest format in the building. Rait prices a night in the studio at Rp 1.3 million and projects 9.5–10% a year on its own exchange-rate assumption, but the deck skips the studio's size. We've requested the price list.

Melasti draws couples and small groups for three to seven nights, mostly for the beach and the clubs. With that crowd, a studio with a designer interior tends to beat a standard apartment.

Our model for the studio: Rp 1,239,000 a night, slightly under Rait's assumption and close to what studios earn around southern Uluwatu. Base occupancy 65%, cautious 55%, strong 75%. Costs, meaning management, tax, wear and upkeep, eat 40% of revenue. The base case leaves roughly Rp 176 million a year, 10.0% of the price.

The numbers for this property

SOLAN · Studio yield: gross and net

The developer quotes 9.5–10% for the studio in its official materials, on its own exchange-rate assumption and before some costs. Below is our model: the studio at Rp 1.24 million a night, net of what running it costs.

Gross 16.7%≈ Rp 294 million a year at 65% occupancy and Rp 1.2 million a night Net 10.0%≈ Rp 176 million a year · payback ≈ 10.0 years
  • Gross rental incomeRp 294 million16.7% of price · rate Rp 1.2 million, occupancy 65%
  • Management companyRp 52.9 million18% of revenue · market range 15–25%
  • TaxRp 29.4 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 35.3 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 176 million10.0% of price · payback ≈ 10.0 years
Occupancy scenarios: SOLAN · Studio
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 249 millionRp 99.5 millionRp 149 million8.5%11.8 years
65%baseRp 294 millionRp 118 millionRp 176 million10.0%10.0 years
75%strongRp 339 millionRp 136 millionRp 204 million11.5%8.7 years

Around Melasti nightly rates sit below Uluwatu's and many plots are residential, so we keep the studio's base case at 65%.

Where the numbers come from

Developer's figures
The developer quotes 9.5–10% for the studio in its official materials, on its own exchange-rate assumption and before some costs. Shown as published. They are not part of our model.
Nightly rate
Rp 1.2 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 · 1BR apartment: 7.5% 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 · Studio
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 termTo confirmWe've asked for documents showing the HGB term and how the right passes to the buyer.
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 SpacesThis is the team's first project in Bali. We check the legal entity, the land certificate and the contractor.
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
On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for SOLAN · Studio?

Leave your WhatsApp and I'll send it today, with the net yield worked out.

Terms

SOLAN · Studio payment schedule

  1. ReservationA deposit, amount to confirm.
  2. StagesInstallments against construction stages through Q4 2028.
  3. HandoverFinal payment against the SLF and documents.

The studio's schedule isn't in Rait's presentation yet. We fix it in the PPJB after due diligence, with each tranche tied to a construction stage.

Location

Location: Melasti · Ungasan

The studio sits a short walk from the Melasti cliffs, on a plateau that's quieter than Uluwatu. The airport is roughly thirty minutes by car.

SOLAN by Rait Living Spaces: living room with an ocean view, render
Ungasan · Badung · Melasti Beach
  • Melasti Beachclose by
  • Garuda Wisnu Kencana≈ 10 min
  • Uluwatu≈ 15 min
  • Ngurah Rai Airport≈ 30 min

Couples coming for Melasti's beach clubs fill small units well here, at rates a notch below Uluwatu. Residential zoning around the plateau is common, so we check the plot first.

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 · Studio

What does Rise Real Bali charge on a SOLAN studio?

Zero. You pay Rait Living Spaces' list price for the studio, and Rait pays our fee. At our own cost we ask for the company's HGB papers and the mechanism that moves the right to you, because the term is still open. The RDTR extract and the PBG come before your deposit.

Can I buy the studio without coming to Bali?

Yes. We show the studio's building and plans on Zoom, and you give a proxy so the notary can sign the deed without you there. Construction runs until Q4 2028. Rait gets each tranche only after we've seen the matching stage with our own eyes, and the last one only against the SLF and the full document pack.

Where do the studio's yield figures come from?

The studio's nightly rate, about Rp 1.24 million, is AirROI data for the Melasti area scaled down for a studio. We set base occupancy at 65%, typical for managed units in this segment, and deduct 40% of revenue to cover running costs. The number you see is our estimate.

When does the SOLAN studio start earning?

Not before handover, which Rait plans for Q4 2028. Until then your money sits in construction, roughly two years without rent, and our math starts from that point. After handover the base case nets about 10% a year on the Rp 1.76 bn price. We tie every installment to a finished stage, so you aren't paying ahead of the work.

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