UNGASAN · ID RR-2847

Solvyn City Phase 1: one-bedroom apartment with a living area, 50 m², Ungasan

This 50 m² (≈ 540 sq ft) one-bedroom costs Rp 3.19 bn including 12% VAT, and it's the only apartment in Solvyn City with a separate living area. There's a balcony too. Pandawa Beach is close, and the complex club has a spa, a cinema and a wave pool. You get 23 years of lease and a guaranteed option on 25 more.

Unit in Solvyn City Phase 1 · units listed: 5

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

Property

What you get

Solvyn City Phase 1 fills 14,250 m² in Desa Kutuh near Pandawa Beach with six villa rows, three apartment blocks and a club whose centerpiece is an artificial wave pool. This card covers the larger of its two apartment layouts.

The 50 m² plan separates the bedroom from a living area and adds a balcony. Those ten extra square meters over the base unit fit a proper sofa and a dining table. Long-stay guests notice that. It also props up the nightly rate.

Zoning is tourism W. Your lease runs 23 years, and Sansara guarantees a 25-year renewal, price set in advance, once you've paid in full by 2030. The price here is Rp 3.19 bn including 12% VAT. For about a fifth more you can take the 48-year term. Ask and we'll send the list. The developer still owes us the building approval (PBG) number.

The numbers for this property

Solvyn City · 1BR apartment, 50 m² yield: gross and net

An ACG Consulting forecast from the developer puts occupancy at 70–80% and the yield at 9–17%, without saying whether that's gross or net. We display it for reference and keep it out of the math. Below is our model: Rp 1.6 million per night for Ungasan, net of management fees, tax, wear and upkeep.

Gross 11.9%≈ Rp 378 million a year at 65% occupancy and Rp 1.6 million a night Net 7.1%≈ Rp 227 million a year · payback ≈ 14.0 years
  • Gross rental incomeRp 378 million11.9% of price · rate Rp 1.6 million, occupancy 65%
  • Management companyRp 68.0 million18% of revenue · market range 15–25%
  • TaxRp 37.8 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 45.4 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 227 million7.1% of price · payback ≈ 14.0 years
Occupancy scenarios: Solvyn City · 1BR apartment, 50 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 320 millionRp 128 millionRp 192 million6.0%16.6 years
65%baseRp 378 millionRp 151 millionRp 227 million7.1%14.0 years
75%strongRp 436 millionRp 174 millionRp 262 million8.2%12.2 years

Where the numbers come from

Developer's figures
An ACG Consulting forecast from the developer puts occupancy at 70–80% and the yield at 9–17%, without saying whether that's gross or net. We display it for reference and keep it out of the math. Shown as published. They are not part of our model.
Nightly rate
Rp 1.6 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

You hold the apartment on a 23-year leasehold. Clear the full price by 2030, and Sansara's guarantee adds 25 years at a pre-set price. Three documents mark the way: a reservation, the PPJB with your payment option and a notarized lease on handover day. The SLF and rental license wait for completion.

Ownership and permits: Solvyn City · 1BR apartment, 50 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 yearsThe 23-year term carries a 25-year renewal at a pre-set price, guaranteed by the developer if you pay in full by 2030. We measure what's left from the handover date and fix the extension in writing.
ZoningTourism zone (W), per the notary's due diligencePariwisata zone in the Kuta Selatan RDTR: buildings may cover half the plot and reach 15 m. A current extract settles it.
Building approval (PBG)To confirmBefore the deposit we need the PBG number and a copy of the extract.
DeveloperSansara, with PT Ecolit Construction System as land lesseeA notarized agreement gives PT Ecolit Construction System the land lease. We look at how it connects to Sansara and at its finished projects.
Certificate of occupancy (SLF)After constructionThe regency links the rental license to an SLF. Your money moves stage by stage, not by calendar.
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 confirmFinish and furniture follow the renders. The specification becomes part of your contract.
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

Solvyn City · 1BR apartment, 50 m² payment schedule

  1. ReservationYou hold the unit with a reservation deposit, amount still to be set by Sansara.
  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).

Sansara's price list sets the three plans. Our part is the PPJB: installments pegged to building stages and a penalty if handover runs late.

Location

Location: Kutuh · Ungasan

Pandawa and Melasti are the nearby beaches on this windy stretch of the peninsula, east of Ungasan toward Nusa Dua, with the ocean in view. Nightly rates around Uluwatu run about Rp 2.6 million at 38.8% occupancy. Zoning comes first in any check here.

Solvyn City Phase 1: shared pool between the apartment blocks (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

The pull of Kutuh is Pandawa Beach and a slower pace than central Uluwatu. The downside: shops and cafés mean a ride to Uluwatu or Nusa Dua.

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, 50 m²

Is there a buyer's fee from Rise Real Bali on this apartment?

No. You pay Sansara's list price, and our commission is on the developer. Our checks on this unit: the PBG extract, current availability, the land lease and its extension clause, the RDTR zone and the company leasing the plot. We fund that work before your deposit and hand you the findings in writing, open items included.

Is a remote purchase possible for the 50 m² unit?

Yes. You see the unit and the site on a video call. With your written proxy in hand, a notary then signs the contract in Bali. The developer's construction milestones set the installments. We check each milestone on site and send photos. At completion, we accept the apartment on your behalf and compare the finish and appliances with the contract specification.

How do you model the yield on this apartment?

The nightly rate is Rp 1.6 million: AirROI data for Ungasan, adjusted for a 50 m² one-bedroom. We run occupancy at 55, 65 and 75% with a professional manager in charge and deduct 40% of revenue in costs. At 65% you'd net 7.1%, our estimate with no guarantee attached.

What does the 50 m² layout add over the 40 m²?

Mostly the plan. Here the bedroom sits apart from the living area, while the smaller unit is one open room. The price gap is Rp 1.06 bn, and both rely on the complex club to keep occupancy up. Both floor plans come with the price list.

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