ULUWATU · ID RR-2455

SOMOSHOTELS: one-bedroom apartment, 34 m², near Bingin, Uluwatu

This furnished one-bedroom at SOMOSHOTELS costs Rp 2.53 bn for 34 m² (≈ 365 sq ft), in a Pecatu apart-hotel now under construction, 1.2 km from Bingin Beach. The turnkey furniture is in the price. The developer targets handover in December 2026. The lease is only 15 years, so it sets both your income window and your exit.

Unit in SOMOSHOTELS

  • Leasehold 15 years
  • Under construction
  • Turnkey
  • 1bedroom
  • 34 m²living area
  • 1bathroom
  • Leasehold15 years
  • Q4 2026planned handover
  • 1.2 kmto Bingin Beach

Property

What you get

This 34 m² (≈ 365 sq ft) layout is the entry format at SOMOSHOTELS, the apart-hotel rising mid-plateau in Pecatu. From the door it's 1.2 km to Bingin, eight minutes to Padang Padang and a quarter of an hour to Uluwatu Temple. Owners and guests share the lobby and the ground-floor shops.

The renders show one bedroom, a kitchenette, a shower room and a private terrace. Our listing data says the unit comes fully furnished, and we'll list each piece in a specification attached to your contract. No management company appears in the database yet. We've requested that agreement on its own, because the operator's cut shapes every number in the model below.

A 15-year land lease is your income horizon and your exit horizon at once, so we price the unit on those years alone. The layout costs Rp 2.53 bn, and the developer promises handover in December 2026. Before the deposit we match the Tourism/Mixed zoning against an RDTR extract.

The numbers for this property

SOMOSHOTELS · 1BR apartment yield: gross and net

The developer doesn't publish a yield for this unit. Below is our model: Rp 1.5 million a night for a 34 m² unit in the Uluwatu corridor, minus the management company, tax, and wear and upkeep.

Gross 15.2%≈ Rp 384 million a year at 70% occupancy and Rp 1.5 million a night Net 9.1%≈ Rp 231 million a year · payback ≈ 11.0 years
  • Gross rental incomeRp 384 million15.2% of price · rate Rp 1.5 million, occupancy 70%
  • Management companyRp 69.2 million18% of revenue · market range 15–25%
  • TaxRp 38.4 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 46.1 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 231 million9.1% of price · payback ≈ 11.0 years
Occupancy scenarios: SOMOSHOTELS · 1BR apartment
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 329 millionRp 132 millionRp 198 million7.8%12.8 years
70%baseRp 384 millionRp 154 millionRp 231 million9.1%11.0 years
80%strongRp 439 millionRp 176 millionRp 264 million10.4%9.6 years

Where the numbers come from

Developer's figures
The developer's materials don't quote a yield, so the model runs on market data only.
Nightly rate
Rp 1.5 million, our estimate for the area: AirROI puts average revenue per listing in Uluwatu at Rp 4.3 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Uluwatu market runs at 46% across all AirROI listings; Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 60% cautious, 70% base and 80% strong.
Costs
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
AZORIA Solea: 8.8% net at 70% occupancy; AZORIA Imperio: 8.4% net at 70% occupancy; AZORIA Cabana: 10.3% net at 70% 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 buy a 15-year leasehold, and the materials set no extension yet, so we negotiate that point upfront. After the reservation you sign a PPJB with the developer. A notary puts the lease on record at handover. The SLF (occupancy certificate) and the rental license arrive only after construction wraps up.

Ownership and permits: SOMOSHOTELS · 1BR apartment
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 term15 yearsShort by local standards: we calculate income and what the lease is worth at the end, and settle extension terms before you commit. Years left count from handover, and the contract carries the extension clause.
ZoningTourism and mixed use, per listing dataTourism/Mixed shows in our listing data. An RDTR extract has to confirm it first.
Building approval (PBG)Stated, copy requestedThe database marks the approval as present, yet no number or copy came with it. Both must reach us before a deposit.
DeveloperMirah I&D, project company to confirmOur checks cover the contracting entity, what it has delivered and the land documents.
Certificate of occupancy (SLF)After constructionThe rental license depends on an SLF. Your tranches follow construction stages for that reason.
Short-term rental license (NIB)To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). Until this property gets its license, 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 handoverFully furnished, per listing dataAn appendix to the contract spells out the furniture item by item.
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

SOMOSHOTELS · 1BR apartment payment schedule

  1. ReservationYour deposit takes the unit off sale; the developer will name the amount.
  2. Construction stagesTranches match finished stages, following a schedule we request for this unit.
  3. HandoverYou release the last payment once the document pack is in your hands.

The payment plan isn't in the developer's materials. It goes into the PPJB after our checks.

Location

Location: Uluwatu · Bingin

From mid-plateau Pecatu, Bingin, Padang Padang and the temple all sit within a short ride. Cafés and grocery stores run along the main road, and the surf beaches are five to ten minutes by bike.

SOMOSHOTELS: bedroom with doors to the terrace
Uluwatu · Badung
  • Bingin Beach≈ 1.2 km · 5 min
  • Padang Padang≈ 8 min
  • Uluwatu Temple≈ 15 min
  • Ngurah Rai Airport≈ 40 min

Surfers who rotate between breaks tend to base themselves on this plateau because everything is central. What you give up is an ocean view: the outlook is other rooftops.

Uluwatu · Bingin · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 150hotels
  • 45restaurants
  • 18cafés
  • 11shops
  • 9spas
  • 5gyms
  • 3bars

Closest places

  • Warung Bu Sangitrestaurant · 31 m
  • Sugar Rockrestaurant · 39 m
  • Warung Localrestaurant · 48 m
  • Mamada's Cafe & Bakerycafé · 48 m
  • Rolling Forkrestaurant · 58 m
  • Tacos Aqui Uluwatucafé · 58 m
  • Oyà Balirestaurant · 93 m
  • Naturela Cafe & Restorestaurant · 104 m

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

Straight answers

Questions about SOMOSHOTELS · 1BR apartment

What does Rise Real Bali charge on a SOMOSHOTELS one-bedroom?

Zero. SOMOSHOTELS sells at its list price and settles our commission itself. Before any deposit we check, at our cost, the 15-year lease and what extension the developer will offer, the PBG copy, the management agreement and the RDTR zoning. The operator's terms get their own review because they cut straight into your rental income.

Can I buy this unit remotely?

You can. A broker walks you around the site on Zoom, and the notary signs in your place with a power of attorney. Construction continues toward a December 2026 handover. Before each tranche someone from our team inspects the site and photographs the finished work for you. We accept the unit for you on handover, and the last payment moves only against the documents.

How did you get the yield figures for this unit?

AirROI data for Uluwatu gives Rp 1.5 million a night once adjusted for a 34 m² apart-hotel unit. Occupancy cases sit at 60, 70 and 80% under a professional manager, and 40% of revenue comes off for the operator, tax and upkeep. The base case gives a 9.1% net yield and an 11-year payback. Much of that percentage reflects the short lease, so read it as an estimate.

What does the Rp 2.53 bn price include?

The unit with turnkey furniture, according to our listing data. The exact list of furniture and appliances isn't in the materials yet, so we ask for a specification and attach it to your contract. The developer hasn't published a payment plan either. We'll write the schedule into the PPJB after due diligence.

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