ULUWATU · ID RR-1455

SOMOSHOTELS: 250-key apart-hotel near Bingin, Uluwatu

SOMOSHOTELS is a 250-key apart-hotel going up on the Pecatu plateau, 1.2 km from Bingin Beach. It will run like a hotel, with a lobby, shared areas and street-front retail. Furnished one-bedrooms start at 34 m² (≈ 365 sq ft) and Rp 2.53 bn. The lease is 15 years, with handover due in December 2026. No operator is named yet.

  • Leasehold 15 years
  • Under construction
  • Turnkey
  • 1bedroom
  • from 34 m²unit sizes
  • 250keys in the project
  • Leasehold15 years
  • Q4 2026planned handover
  • 1.2 kmto Bingin Beach

Property

What you get

SOMOSHOTELS is going up in the middle of the Pecatu plateau. Bingin Beach is 1.2 km away, Padang Padang eight minutes by scooter and Uluwatu Temple fifteen. The format is a 250-key apart-hotel: guest units upstairs, shared areas and commercial space on the ground floor.

On sale now are one-bedroom units from 34 m² (≈ 365 sq ft). Our listing database says they come fully furnished. The developer's renders show each unit with a terrace, a kitchenette and a shower room, plus a lobby and a retail gallery along the street. The database doesn't name a management company, so we've asked for the management agreement on its own. Its fee and term decide what you actually earn.

The land lease is 15 years. Our listing database puts prices between Rp 2.53 bn and Rp 6.23 bn. The developer hasn't sent a current availability sheet, so the unit and its price get confirmed at reservation. Zoning shows as Tourism/Mixed, and an RDTR extract has to back that up before any deposit.

Developer price list

SOMOSHOTELS: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

TypeSizeBedroomsPriceThe numbers
1BR apartment34 m²1Rp 2.53 bnwith numbers →

Size and price are taken from our listing database. It holds no full availability sheet for the 250 keys, so we've asked the developer for the other layouts and their prices.

Ownership

Ownership & what you actually get

Your right here is a 15-year leasehold, short by Bali standards. We model income and the value left at the end over that window, and we raise extension terms before you sign. The path: reservation, then the PPJB with the developer, and your lease goes on the notary's record at handover. Once construction ends, the SLF and the rental license follow.

Ownership and permits: SOMOSHOTELS
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 yearsFifteen years is a short horizon. We run income and the value left at the end over it and discuss extension terms before the deal. The remaining term counts from handover, and any extension goes into the contract.
ZoningTourism and mixed use, per listing dataThe listing marks the plot Tourism/Mixed. We check that against an RDTR extract ahead of the deposit.
Building approval (PBG)Stated, copy requestedThe listing flags the approval but attaches neither a number nor a copy. We obtain both before you commit.
DeveloperMirah I&D, project company to confirmWe verify the legal entity, its completed projects and the land papers.
Certificate of occupancy (SLF)After constructionWithout an SLF the regency issues no rental license. That's why we link payments to stages, not to the calendar.
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 dataA specification appendix to the contract lists every 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
On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for SOMOSHOTELS?

Leave your WhatsApp and I'll send them today.

Terms

SOMOSHOTELS payment schedule

  1. ReservationA deposit reserves the unit; the developer hasn't named the amount.
  2. Construction stagesYou pay in tranches as the building reaches each stage, on a schedule we request for your unit.
  3. HandoverThe last tranche goes out against the complete document pack.

The developer publishes no payment plan, so the schedule goes into the PPJB after our checks on the hotel.

Location

Location: Uluwatu · Bingin

The middle of the plateau puts Bingin, Padang Padang and Uluwatu Temple at roughly equal distance. Shops and services line the main road, and the beaches are five to ten minutes away by scooter.

SOMOSHOTELS: buildings and palms along the street
Uluwatu · Badung
  • Bingin Beach≈ 1.2 km · 5 min
  • Padang Padang≈ 8 min
  • Uluwatu Temple≈ 15 min
  • Ngurah Rai Airport≈ 40 min

Uluwatu's shops and services cluster on the Pecatu plateau, so people who surf several beaches live here. The trade-off: you look at neighboring buildings, not the ocean.

Uluwatu · Bingin · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 150hotels
  • 43restaurants
  • 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

What does Rise Real Bali charge when I buy at SOMOSHOTELS?

Nothing. You pay the list price, and the developer pays us. We cover the document checks before your deposit ourselves. For SOMOSHOTELS that means the lease term and extension terms, a PBG copy, the management agreement and an RDTR zoning extract. We read the operator's terms closely, since they drive your income.

Can I buy a SOMOSHOTELS unit without flying to Bali?

Yes. We walk you through the site on a Zoom call, and you sign remotely by power of attorney before a notary. Construction is underway, with handover set for December 2026. Each tranche follows a finished stage: we inspect the site first and send you a photo report. The final payment goes out against the documents.

Where do the yield numbers come from?

You'll find the model on the one-bedroom page. We take an AirROI nightly rate for Uluwatu and adjust it for the format and unit size. Occupancy runs at 60, 70 and 80% for professionally managed rentals, and costs take 40% of revenue. The high annual percentage reflects the short 15-year term, not an unusually strong property. It's an estimate, not a guarantee.

What happens when the 15-year lease runs out?

Your right to use the unit ends unless you extend it. The developer's materials don't set extension terms, so we raise them before the deal and write whatever we agree into the contract. Our model counts income over the 15 years only. Treat any extension as upside you negotiate, not something already in the price.

Units in this project

1 unit with numbers

Each one shows the developer price, net income from our model, document status and the payment schedule.

Properties

Similar properties

See all properties →