UNGASAN · ID RR-2840

Solvyn City Phase 1: one-bedroom apartment, 40 m², in Ungasan

Rp 2.12 bn, VAT included, buys this 40 m² (≈ 430 sq ft) one-bedroom with a balcony, the cheapest way into Solvyn City near Pandawa Beach. Residents share a club with a spa, a cinema and an artificial wave pool. Your lease is 23 years, and the developer backs an option on 25 more.

Unit in Solvyn City Phase 1 · units listed: 5

  • Leasehold 23 + 25 years
  • Under construction
  • Club and wave pool
  • 1bedroom
  • 40 m²apartment size
  • 91apartments in the complex
  • Leasehold23 + 25 years
  • Q4 2026handover (to confirm)
  • 14 250 m²complex plot

Property

What you get

At 40 m², the layout is the smallest in Solvyn City Phase 1, Sansara's complex in Desa Kutuh a short ride from Pandawa Beach. The apartment blocks share the 14,250 m² site with six rows of villas and a club that centers on a wave pool.

You get one bedroom, a balcony, the shared pool and a parking space. The complex holds 91 apartments, and this format makes up the bulk of them. With so many similar units in one place, the floor and the view shape the rent more than the square meters do.

The plot is in tourism zone W. The lease runs 23 years, and paying in full by 2030 locks in 25 more years at a price agreed now. This layout costs Rp 2.12 bn with 12% VAT. A 48-year version costs about a fifth more, and we send the whole price list on request. The building approval (PBG) number is still with the developer.

The numbers for this property

Solvyn City · 1BR apartment, 40 m² yield: gross and net

The developer quotes a forecast by ACG Consulting: 70–80% occupancy and 9–17% yields, without saying gross or net. We print it here and leave it out of our numbers. Below is our model, which starts at Rp 1.3 million per night in Ungasan, with management, tax, wear and upkeep taken off.

Gross 14.8%≈ Rp 315 million a year at 65% occupancy and Rp 1.3 million a night Net 8.9%≈ Rp 189 million a year · payback ≈ 11.2 years
  • Gross rental incomeRp 315 million14.8% of price · rate Rp 1.3 million, occupancy 65%
  • Management companyRp 56.7 million18% of revenue · market range 15–25%
  • TaxRp 31.5 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 37.8 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 189 million8.9% of price · payback ≈ 11.2 years
Occupancy scenarios: Solvyn City · 1BR apartment, 40 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 266 millionRp 107 millionRp 160 million7.5%13.3 years
65%baseRp 315 millionRp 126 millionRp 189 million8.9%11.2 years
75%strongRp 363 millionRp 145 millionRp 218 million10.3%9.7 years

Where the numbers come from

Developer's figures
The developer quotes a forecast by ACG Consulting: 70–80% occupancy and 9–17% yields, without saying gross or net. We print it here and leave it out of our numbers. Shown as published. They are not part of our model.
Nightly rate
Rp 1.3 million, our estimate for the area: AirROI puts average revenue per listing in Ungasan at Rp 2.6 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Ungasan market runs at 38.8% 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
EVERY Bali · Villa L 3BR: 5.4% net at 65% occupancy; EVERY Bali · Villa S 2BR: 6.7% net at 65% occupancy; EVERY Bali · 2BR apartment: 6.2% 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

Ownership of the 40 m² unit is a 23-year leasehold, and a guaranteed renewal adds 25 years at a set price as long as your payment is complete by 2030. You reserve first, then sign the PPJB for your payment option, and the lease goes to a notary for registration at handover. The SLF and the rental license arrive once construction wraps up.

Ownership and permits: Solvyn City · 1BR apartment, 40 m²
Form of ownershipLeaseholdForeigners 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 term23 or 48 yearsPay off the 23-year option by 2030 and the developer's guarantee gives you 25 more years at a fixed price. The clock we use starts at handover, and the extension goes into the contract.
ZoningTourism zone (W), per the notary's due diligenceUnder the Kuta Selatan RDTR this is a Pariwisata zone, with 50% maximum coverage and buildings up to 15 m. We verify it with a current extract.
Building approval (PBG)To confirmThe number and extract come to us before your deposit.
DeveloperSansara, with PT Ecolit Construction System as land lesseeThe land lessee, PT Ecolit Construction System, holds a notarized lease. We verify its tie to Sansara and the projects it has completed.
Certificate of occupancy (SLF)After constructionWithout an SLF the regency issues no rental license. We match each installment to a stage on site.
Short-term rental license (NIB)To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid short-term rental license (NIB). Until this property is licensed, 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 handoverFinish and furniture as rendered, to confirmRenders show the finish and furniture. The full specification becomes a contract 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 Solvyn City · 1BR apartment, 40 m²?

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

Terms

Solvyn City · 1BR apartment, 40 m² payment schedule

  1. ReservationA reservation deposit holds the apartment. The amount isn't set yet.
  2. Option 120% down, 20% after three months, the balance evenly through construction, 10% at the keys.
  3. Option 240% down, the balance evenly through construction, 10% at the keys.
  4. Option 3The full price at once, 6% off.
  5. HandoverKeys, the document pack, the SLF and the short-term rental license (NIB).

The payment plans are Sansara's own. We add stage-linked installments and a penalty for late delivery to your PPJB once our checks close.

Location

Location: Kutuh · Ungasan

Up on the Bukit between Ungasan and Nusa Dua, Kutuh has wind, ocean views and two beaches, Pandawa and Melasti. Uluwatu's rental data puts the nightly rate near Rp 2.6 million, with occupancy at 38.8%. Check the zoning of any project here first.

Solvyn City: pool seen from an apartment balcony (render)
Ungasan · Badung · Desa Kutuh, Kuta Selatan
  • Batu Barak Beach≈ 300 m as the crow flies
  • Pandawa Beach≈ 1 km as the crow flies
  • Green Bowl Beach≈ 650 m as the crow flies
  • Ngurah Rai Airport≈ 10.8 km as the crow flies

Kutuh draws people who want Pandawa Beach and a quieter south. For cafés you'll ride to Uluwatu or Nusa Dua on a scooter.

The map comes from Google Maps. Google receives your IP address and may set its own cookies once it loads.

Kutuh · Ungasan · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 6hotels
  • 2sights
  • 2restaurants
  • 2beaches
  • 1gym

Closest places

  • Batu Barak Beachbeach · 312 m
  • Rapture Surfcamp Bali Greenbowlhotel · 348 m
  • Green bowl beachsight · 630 m
  • Pura Batu Pagehsight · 685 m
  • Manik Pandawa villahotel · 704 m
  • The Akasea Villahotel · 728 m
  • Puri Pandawa Resorthotel · 730 m
  • green ballgym · 736 m

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

Straight answers

Questions about Solvyn City · 1BR apartment, 40 m²

What does Rise Real Bali charge on the 40 m² apartment?

Zero. You pay Sansara's list price, and Sansara pays us. For this unit we pull the PBG extract, study the availability chart, go over the land lease with its renewal terms, check the zone against the RDTR and look into the company leasing the plot. All of this runs before your deposit on our budget, and a written report closes it.

Can I buy this apartment from overseas?

You can. The viewing happens over Zoom. Your signature goes on a power of attorney, and a notary takes it from there. While the complex is under construction, installments follow the developer's schedule. We visit the site at each stage and send you a photo report. Once it's done, we inspect the apartment for you against the specification, down to the appliances.

How do you get the yield figures for this unit?

We start from Rp 1.3 million a night, an AirROI rate for Ungasan adjusted for type and size. We model three occupancy levels, 55, 65 and 75%, assuming professional management. Costs come to 40% of revenue: management, tax, wear and upkeep. At 65% the model shows a net yield of 8.9%, an estimate rather than a promise.

Why does the 40 m² apartment show two prices?

Our listing database holds two rows for this size: Rp 2.12 bn and Rp 2.55 bn. The gap comes from floor and view, with upper-floor lots facing the ocean costing more. The card shows the lower figure for a regular sale. We check your exact lot on the availability chart when you reserve and send the full list.

Properties

Similar properties

See all properties →