UNGASAN · ID RR-2868

Solvyn City Phase 1: three-story villa with a rooftop, 234 m², Ungasan

Rp 8.41 bn with VAT buys the largest house in Solvyn City, and the only one with a rooftop that looks over the lower rows toward the ocean. Below it sit 234 m² (≈ 2,520 sq ft) with three bedrooms and an 18 m² pool, near Pandawa Beach and the complex club. You get a 23-year lease with a guaranteed 25-year extension.

Unit in Solvyn City Phase 1 · units listed: 5

Leasehold 23 + 25 years
Under construction
Club and wave pool

3bedrooms
234 m²villa size
3floors with a rooftop
Leasehold23 + 25 years
Q4 2026handover (to confirm)
18 m²private pool

Property

What you get

Sansara's Solvyn City Phase 1 sits in Desa Kutuh near Pandawa Beach on 14,250 m², split between six rows of villas, three apartment blocks and a club with a wave pool. This is the largest villa type in the first phase.

The house spreads 234 m² across three floors: three bedrooms, a rooftop and an 18 m² pool. The roof is the selling point. The villa rows stand close together, and only the third level clears the neighbors for an ocean view. For renters, that rooftop shot often wins the booking.

The plot is in tourism zone W. You hold a 23-year lease, and if you pay the full price by 2030 the developer guarantees another 25 years at a fixed cost. This type is Rp 8.41 bn including 12% VAT, and the 48-year term adds roughly a fifth. We'll send the complete price list. We're still asking the developer for the building approval (PBG) number.

The numbers for this property

Solvyn City · 3BR villa with rooftop, 234 m² yield: gross and net

The developer quotes 9–17% yields at 70–80% occupancy from an ACG Consulting model, gross or net unstated. We show that figure for reference only. Below is our model: Rp 5.0 million a night for Ungasan, after management, tax, wear and upkeep.

Gross 14.0%≈ Rp 1.18 bn a year at 65% occupancy and Rp 5.0 million a night Net 8.4%≈ Rp 705 million a year · payback ≈ 11.9 years

18%Management company10%Tax12%Wear and upkeep 60%Left for the owner

Gross rental incomeRp 1.18 bn14.0% of price · rate Rp 5.0 million, occupancy 65%
Management companyRp 212 million18% of revenue · market range 15–25%
TaxRp 118 million10% of rental income · rate depends on the structure
Wear and upkeepRp 141 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 705 million8.4% of price · payback ≈ 11.9 years

Occupancy scenarios: Solvyn City · 3BR villa with rooftop, 234 m²
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
55%cautious	Rp 995 million	Rp 398 million	Rp 597 million	7.1%	14.1 years
65%base	Rp 1.18 bn	Rp 470 million	Rp 705 million	8.4%	11.9 years
75%strong	Rp 1.36 bn	Rp 543 million	Rp 814 million	9.7%	10.3 years

Where the numbers come from

Developer's figures: The developer quotes 9–17% yields at 70–80% occupancy from an ACG Consulting model, gross or net unstated. We show that figure for reference only. Shown as published. They are not part of our model.
Nightly rate: Rp 5.0 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.

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Ownership

Ownership & what you actually get

The villa comes as a 23-year leasehold, extendable by 25 years at a fixed price under Sansara's guarantee once you've paid in full, no later than 2030. The steps are a reservation, the PPJB with your chosen plan and a notarized lease at handover. The SLF and rental license follow completion of the building.

Ownership and permits: Solvyn City · 3BR villa with rooftop, 234 m²
Form of ownership	LeaseholdForeigners 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 term	23 or 48 yearsPay the 23-year option in full by 2030 and 25 extra years come at a fixed price, per the developer's guarantee. We start counting the term at handover and write the extension into the deal.
Zoning	Tourism zone (W), per the notary's due diligenceKuta Selatan's RDTR shows Pariwisata here: 50% building coverage and a 15 m height cap. The height limit matters for a three-story villa, so we confirm it on a fresh extract.
Building approval (PBG)	To confirmThe developer owes us the PBG number and extract. We get both before you pay a deposit.
Developer	Sansara, with PT Ecolit Construction System as land lesseeUnder a notarized lease, PT Ecolit Construction System holds the land. We trace its connection to Sansara and the work it has delivered.
Certificate of occupancy (SLF)	After constructionRental licensing starts only after the SLF. Installments therefore go out 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 nominee	Not 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 escrow	None, 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 handover	Finish and furniture as rendered, to confirmRenders set the finish and furniture. A written specification goes into 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

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Solvyn City · 3BR villa with rooftop, 234 m²?

Leave your WhatsApp and I'll send it today, with the net yield worked out.09:41

Terms

Solvyn City · 3BR villa with rooftop, 234 m² payment schedule

ReservationA reservation deposit secures the villa. The developer hasn't named the amount yet.
Option 120% down, 20% after three months, the balance evenly through construction, 10% at the keys.
Option 240% down, the balance evenly through construction, 10% at the keys.
Option 3The full price at once, 6% off.
HandoverKeys, the document pack, the SLF and the short-term rental license (NIB).

Choose among the developer's three plans. Before you sign the PPJB, we make sure each payment matches a stage and that a late-handover penalty sits in the text.

Location

Location: Kutuh · Ungasan

Kutuh is the windy, open part of the Bukit between Ungasan and Nusa Dua, close to Pandawa and Melasti beaches, with ocean views from high ground. Uluwatu listings average Rp 2.6 million per night at 38.8% occupancy. As with any project here, we check zoning first.

Solvyn City: aerial render of the club, wave pool and villa rows — 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

Pandawa Beach and the calm south of the Bukit bring buyers here. Everyday cafés and shops sit in Uluwatu or Nusa Dua, a scooter trip away.

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 with rooftop, 234 m²

What's Rise Real Bali's fee on the 234 m² villa?

There isn't one for you. The price is the developer's list, and Sansara pays our commission. Our pre-deposit checks for this villa cover the PBG extract, the availability chart, the land lease with its extension terms, the RDTR zone including the height limit, and the lessee company. We cover the cost and put the findings in writing.

Can I complete the purchase without coming to Bali?

Yes. You view the villa on Zoom and sign at a notary on a power of attorney. The developer bills each installment against a construction stage, which our team inspects on site, sending you photos. When the villa is complete, we accept it for you and check the finish, the appliances and the rooftop against the specification.

Where does the yield for the 234 m² villa come from?

The rate is Rp 5.0 million a night: AirROI's Ungasan figure, scaled up for a three-story villa with a rooftop. We model 55, 65 and 75% occupancy with professional management. Costs are 40% of revenue. The base case comes out at an 8.4% net yield, which is our estimate, not a promise.

Why does the villa need a third floor?

For the rooftop. It gives you a lounge with an ocean view that the first two levels can't have, because the neighboring villa rows block the horizon. In rental listings that view is the photo guests pick a house for. We send plans for all three levels together with the price list.

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