UNGASAN · ID RR-2861

Solvyn City Phase 1: three-bedroom villa with a pool, 129 m², Ungasan

This three-bedroom villa in Solvyn City is built for family renters: 129 m² (≈ 1,390 sq ft) over two floors, four bathrooms and a 15 m² pool, close to Pandawa Beach. It costs Rp 5.98 bn with VAT. The lease runs 23 years, and the developer guarantees 25 more at a fixed price.

Unit in Solvyn City Phase 1 · units listed: 5

  • Leasehold 23 + 25 years
  • Under construction
  • Club and wave pool
  • 3bedrooms
  • 4bathrooms
  • 129 m²villa size
  • Leasehold23 + 25 years
  • Q4 2026handover (to confirm)
  • 15 m²private pool

Property

What you get

Solvyn City Phase 1, near Pandawa Beach in Desa Kutuh, spreads six villa rows and three apartment blocks over 14,250 m². At its center is a club with an artificial wave pool.

This type gives you 129 m², three bedrooms, four bathrooms and a private 15 m² pool. That third bedroom moves the villa into the family rental segment. Families pay more per night, and their demand swings less with the season than demand for studios.

The land is zoned tourism W. You get 23 years of lease, and Sansara guarantees an extra 25 years at a fixed rate if the full amount is in by 2030. Price for this type: Rp 5.98 bn, including 12% VAT. The 48-year version costs close to a fifth more, and we'll send the whole list. The building approval (PBG) number is the open item we're chasing.

The numbers for this property

Solvyn City · 3BR villa, 129 m² yield: gross and net

The developer quotes an ACG Consulting projection of 9–17% yields on 70–80% occupancy, without saying gross or net. We show it and set it aside. Below is our model: Rp 3.5 million a night in Ungasan, after management, tax, upkeep and wear.

Gross 14.0%≈ Rp 840 million a year at 65% occupancy and Rp 3.5 million a night Net 8.4%≈ Rp 504 million a year · payback ≈ 11.9 years
  • Gross rental incomeRp 840 million14.0% of price · rate Rp 3.5 million, occupancy 65%
  • Management companyRp 151 million18% of revenue · market range 15–25%
  • TaxRp 84.0 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 101 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 504 million8.4% of price · payback ≈ 11.9 years
Occupancy scenarios: Solvyn City · 3BR villa, 129 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 711 millionRp 284 millionRp 426 million7.1%14.0 years
65%baseRp 840 millionRp 336 millionRp 504 million8.4%11.9 years
75%strongRp 969 millionRp 388 millionRp 581 million9.7%10.3 years

Where the numbers come from

Developer's figures
The developer quotes an ACG Consulting projection of 9–17% yields on 70–80% occupancy, without saying gross or net. We show it and set it aside. Shown as published. They are not part of our model.
Nightly rate
Rp 3.5 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

This villa comes on a 23-year leasehold, and full payment before 2030 secures Sansara's guaranteed 25-year extension at a fixed price. You'll sign a reservation, then a PPJB setting the payment plan, and the lease goes before a notary at handover. The SLF, and with it the rental license, comes once the villa is complete.

Ownership and permits: Solvyn City · 3BR villa, 129 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 yearsSansara guarantees 25 more years at a fixed price to 23-year buyers who pay in full by 2030. We calculate the remaining term from handover and put the extension in the contract.
ZoningTourism zone (W), per the notary's due diligenceThe zone reads Pariwisata in the Kuta Selatan RDTR, which allows 50% site coverage and a 15 m height. We confirm it on a new extract.
Building approval (PBG)To confirmThe permit number and extract must reach us before a deposit.
DeveloperSansara, with PT Ecolit Construction System as land lesseeThe plot's lessee is PT Ecolit Construction System, under a notarized agreement. Its link to the Sansara brand and its delivered projects are part of our check.
Certificate of occupancy (SLF)After constructionThe SLF has to come before a rental license. That's why your payments track stages 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 confirmWe turn the rendered finish and furniture into a written specification attached to the 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 · 3BR villa, 129 m² payment schedule

  1. ReservationYour reservation deposit takes the villa off sale. Sansara will set 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).

The price list gives these options. We carry them into the PPJB so each payment follows a finished stage and late handover carries a penalty.

Location

Location: Kutuh · Ungasan

Between Ungasan and Nusa Dua, Kutuh's stretch of plateau has ocean views, a constant breeze, and Pandawa and Melasti down the road. Uluwatu-area hosts charge about Rp 2.6 million per night, and their calendars run 38.8% full. Here, zoning is the first thing we check.

Solvyn City Phase 1: villa pool with sun loungers (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

Buyers come to Kutuh for Pandawa Beach and quiet streets. The cafés of Uluwatu and Nusa Dua are a ride away, not a walk.

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 · 3BR villa, 129 m²

Do I pay Rise Real Bali anything for the 129 m² villa?

You don't. You pay the developer's price, and Sansara covers our commission. For this villa we get the PBG extract and the availability chart, go through the land lease and the 25-year extension, match the zone to the RDTR and vet the company that holds the plot. You receive a written report before the deposit.

Can I buy this villa while living abroad?

Yes. A Zoom call takes you around the site, and a notary handles the signing with your power of attorney. The developer's schedule ties each installment to a construction stage, and we inspect the stage in person with photos for you. At completion we accept the villa on your behalf and compare its finish and appliances with the specification.

How did you arrive at the yield for this villa?

We use Rp 3.5 million a night, from AirROI for Ungasan, adjusted for three bedrooms and a private pool. Occupancy runs 55, 65 and 75% for a professionally managed home, with 40% of revenue set aside for costs. Base case: 8.4% net. Treat it as our estimate, not a guaranteed income.

How does this villa compare with the 234 m² type?

The 129 m² villa has two floors, three bedrooms and a 15 m² pool. The 234 m² version adds a third floor, a roof terrace and a bigger 18 m² pool. The price gap is Rp 2.42 bn. The bigger house wins on the roof view, this one on payback. We send both plans with the price list.

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