UNGASAN · ID RR-2854

Solvyn City Phase 1: two-bedroom villa with a pool, 101 m², Ungasan

Rp 4.58 bn with VAT gets you the smallest house in Solvyn City near Pandawa Beach: 101 m² (≈ 1,090 sq ft) over two floors, two bedrooms and a 15 m² private pool. Owners also get the complex club with a spa, a cinema and a wave pool. The lease is 23 years plus a guaranteed 25.

Unit in Solvyn City Phase 1 · units listed: 5

  • Leasehold 23 + 25 years
  • Under construction
  • Club and wave pool
  • 2bedrooms
  • 3bathrooms
  • 101 m²villa size
  • Leasehold23 + 25 years
  • Q4 2026handover (to confirm)
  • 15 m²private pool

Property

What you get

This villa type belongs to Solvyn City Phase 1 in Desa Kutuh, close to Pandawa Beach. Across 14,250 m², the plan fits villas in six rows, three blocks of apartments and a wave-pool club.

Inside 101 m² you get two bedrooms and three bathrooms over two floors, plus your own 15 m² pool. It's the entry villa here. A guest books a separate house with club access for roughly what a large apartment costs in Uluwatu.

The zoning is tourism W. Lease: 23 years, and when you pay in full by 2030 the developer guarantees 25 more years at a fixed price. Rp 4.58 bn buys this type, 12% VAT included. The 48-year term runs about a fifth higher, and the complete list is yours on request. We're waiting on the building approval (PBG) number from the developer.

The numbers for this property

Solvyn City · 2BR villa, 101 m² yield: gross and net

Sansara cites an ACG Consulting model with a 9–17% yield on 70–80% occupancy, and it doesn't say if that's gross or net. We show it without using it. Below is our model, built on Rp 2.8 million a night for Ungasan, minus the management company, tax, wear and upkeep.

Gross 12.0%≈ Rp 548 million a year at 53% occupancy and Rp 2.8 million a night Net 10.0%≈ Rp 460 million a year · payback ≈ 10.0 years
  • Gross rental incomeRp 548 million12.0% of price · rate Rp 2.8 million, occupancy 53%
  • Operating costsRp 87.7 million16% of revenue
  • Net to youRp 460 million10.0% of price · payback ≈ 10.0 years
Occupancy scenarios: Solvyn City · 2BR villa, 101 m²
OccupancyGross incomeExpenses 16%Net% of pricePayback period
43%cautiousRp 444 millionRp 71.1 millionRp 373 million8.1%12.3 years
53%baseRp 548 millionRp 87.7 millionRp 460 million10.0%10.0 years
63%strongRp 651 millionRp 104 millionRp 547 million11.9%8.4 years

The base case is 53% occupancy under professional management, with 43% as the cautious case and 63% as the strong one.

Where the numbers come from

Developer's figures
Sansara cites an ACG Consulting model with a 9–17% yield on 70–80% occupancy, and it doesn't say if that's gross or net. We show it without using it. Shown as published. They are not part of our model.
Nightly rate
Rp 2.8 million, our estimate for the area: based on comparable professionally managed properties in the area, adjusted for the property type, size and finish.
Occupancy
Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 43% cautious, 53% base and 63% strong.
Costs
16% of revenue: the property's operating costs.
Comparable listings
EVERY Bali · Villa L 3BR: 8.3% net at 75% occupancy; EVERY Bali · Villa S 2BR: 8.2% net at 60% occupancy; EVERY Bali · 2BR apartment: 8.3% net at 65% occupancy.
Reports and data
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.

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Ownership

Ownership & what you actually get

You'd own the villa as a 23-year leasehold, and settling the price by 2030 triggers the developer's fixed-price 25-year extension. Sign a reservation first, then a PPJB that sets your payment option. At handover the notary registers your lease. Nobody grants the SLF or a rental license before construction ends.

Ownership and permits: Solvyn City · 2BR villa, 101 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 yearsBuyers on 23 years get a fixed-price extension of 25 more, guaranteed by Sansara when payment closes by 2030. Our count of remaining years begins at handover, and the contract spells out the extension.
ZoningTourism zone (W), per the notary's due diligenceIt's a Pariwisata zone in the Kuta Selatan RDTR, capped at 50% coverage and 15 m in height. We pull a new extract to confirm.
Building approval (PBG)To confirmWe get the PBG number and an extract from the developer ahead of any deposit.
DeveloperSansara, with PT Ecolit Construction System as land lesseePT Ecolit Construction System rents the plot through a notarized lease. We confirm its link to Sansara and review its completed buildings.
Certificate of occupancy (SLF)After constructionAn SLF comes before any rental license, so you pay the builder by stage, never by date.
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 confirmThe renders show the finish and furniture. We attach the specification to 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 · 2BR villa, 101 m² payment schedule

  1. ReservationA reservation deposit holds the villa while the developer finalizes the amount.
  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 offers these three plans in its price list. In the PPJB we peg installments to construction stages and add a late-handover penalty.

Location

Location: Kutuh · Ungasan

Kutuh's part of the Bukit, east of Ungasan on the way to Nusa Dua, gives you Pandawa and Melasti beaches, wind and ocean views. In the Uluwatu market a booked night brings roughly Rp 2.6 million, and listings stay 38.8% occupied. Before anything else, check the zoning.

Solvyn City: facade of the 101 m² villa and its pool (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 suits buyers who want Pandawa Beach close and the south of the Bukit quiet. Getting to cafés and shops in Uluwatu or Nusa Dua takes a scooter.

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 · 2BR villa, 101 m²

How much does Rise Real Bali charge on the 101 m² villa?

Nothing. Sansara's list price applies and Sansara pays our fee. Ahead of your deposit we ask for the PBG extract and the availability chart, read the lease on the land and its renewal clause, confirm the zone in the RDTR and vet the plot's lessee company. The results reach you as a written report, free of charge.

Can I buy the two-bedroom villa remotely?

Yes. You tour it by Zoom, you authorize a Bali notary by proxy to sign, and we handle acceptance. With construction underway, you pay by the developer's schedule as stages close. Our team checks each stage in person and sends a photo report. After completion we walk the villa against the specification, finish and appliances included.

What's behind the yield model for this villa?

Our starting point is Rp 2.8 million a night, the rate of comparable managed properties in Ungasan, scaled to two bedrooms and a private pool. Occupancy scenarios sit at 43, 53 and 63% with a manager on board, and operating costs eat 16% of revenue. The base case lands at 10.0% net. It's our estimate, and nobody can guarantee it.

What does the 101 m² include?

It's the house area on the developer's price list: two floors, two bedrooms and three bathrooms. The 15 m² pool and the terrace come on top. The price list doesn't assign a separate plot to each villa, because the houses sit on the shared 14,250 m² grounds. We send the dimensioned plan with the price list.

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