SEMINYAK · ID RR-1350

Sunset Village: completed two- and three-bedroom villas with private pools in Seminyak

Bali Baza finished 34 private-pool villas beside the rice fields of quiet east Seminyak in September 2024, and they come furnished. The land lease covers 19 years, to 2044. In the developer's financial model a three-bedroom villa costs Rp 3.19 bn, while two-bedroom prices haven't come through yet.

Leasehold to 2044
Completed
Private pool

2–3bedrooms per villa
120 m²three-bedroom villa
34villas with a private pool
to 204419-year leasehold
Readycompleted September 2024, per the developer

Property

What you get

The complex stands on Jl. Gunung Salak, on the quiet edge of Seminyak where rice fields still open up. On paper the address falls in Padangsambian Klod, west Denpasar. The drive takes 12–15 minutes to the beach, 8 to Potato Head and 25 to the airport. The presentation counts 34 villas behind a single gated entrance, on master-plan plots of 98 to 192 m².

Every villa has two floors, its own courtyard pool and parking. The three-bedroom type covers 120 m² (≈ 1,290 sq ft) on a 192 m² plot. Downstairs you get the living room with kitchen, a guest bedroom and a bathroom. Upstairs, two master bedrooms each have an en-suite and windows over the fields. The villas come furnished, down to kitchen appliances, air conditioning and stone bathtubs.

The land lease runs 19 years, until 2044. The developer's financial model prices the three-bedroom villa at Rp 3.19 bn. Its materials contain no price list or unit sheet, and nothing on two-bedroom prices or sizes. We've asked who the selling entity is, which zone covers the plot, and for a copy of the SLF.

Developer: Bali Baza, all projects and terms

Price

from Rp 3.19 bn

Three-bedroom price from the financial model in the developer's presentation, with no price list behind it yet. We confirm the price of a specific villa in writing. The developer pays our commission.

The price is in Indonesian rupiah (IDR). The developer's price list is converted into rupiah at one fixed site-wide rate (17,700 IDR per unit of the price-list currency). The sale contract sets the final amount you pay. The income model is a Rise Real Bali estimate; market data comes from AirROI, trailing 12 months.

DeveloperBali Baza
StageCompleted
HandoverSeptember 2024
OwnershipLeasehold 19 years, to 2044
Units in the complex34 villas

Talk to us on WhatsApp

A short note on WhatsApp gets you the developer's deck, the villa plan and an income model for your choice.

Developer price list

Sunset Village: 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".

Type	Size	Bedrooms	Price	The numbers
3BR villa, two floors, field views	120 m² · plot 192 m²	3	Rp 3.19 bn	on request
2BR villa, two floors	to confirm	2	to confirm	on request

The three-bedroom size and price come from the developer's presentation, from the villa slide and the financial model. The two-bedroom type appears only in the developer's photo folders, with no price attached. We've asked for the full unit sheet.

Ownership

Ownership & what you actually get

This is a land lease of 19 years, ending in 2044, according to the developer. With a term that short, the years left on your signing date decide the value. We check who owns the plot and read the land lease before the deposit, and any extension price goes into the contract. The PBG number and the SLF copy come first.

Ownership and permits: Sunset Village
Form of ownership	Leasehold, per the developerForeigners 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	19 years, to 2044, per the developerWe count what remains on the deal date. Whether you can extend, and at what price, goes into the contract.
Zoning	To confirmThe materials don't name the zone. We pull a Denpasar RDTR extract for the plot's pin before your deposit.
Building approval (PBG)	To confirmWe ask for the PBG number ahead of any deposit.
Developer	Bali Baza, selling company to confirmWe're confirming which company sells the villas and reviewing the projects it has delivered.
Certificate of occupancy (SLF)	Handed over September 2024, certificate to confirmThe rental license depends on the SLF, so we want a copy on file before you pay a deposit.
Short-term rental license (NIB)	To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). The contract names who holds the license for your villa.
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	Furnished, per the presentationThe furniture and appliance list travels with your contract as an appendix.

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 Sunset Village?

Leave your WhatsApp and I'll send them today.09:41

Terms

Sunset Village payment schedule

ChecksWe review the land lease, the occupancy certificate and the rental license before the first payment.
50% depositHalf the villa price goes out on signing, following the plan in the developer's presentation.
Five monthly 10% paymentsYou then clear the rest at 10% of the price each month for five months.
HandoverYou accept the furnished villa, and the land lease gets registered in your name.

The payment plan comes straight from the developer's deck: half up front, then 10% a month for five months. We write the booking amount and the handover steps into the PPJB after due diligence.

Location

Location: Padangsambian Klod · Seminyak

This is a quiet residential pocket on Seminyak's eastern border, with cafés, shops and pharmacies close by and rice fields at the edge. The catch is that every trip to the beach or a club runs through some of the island's most congested streets.

Sunset Village: villa entrance with a carved wooden door under a gabled roof, developer photo — Seminyak · Kota Denpasar · Jl. Gunung Salak, Padangsambian Klod

Seminyak Beach12–15 min by car
Potato Head Beach Club8 min by car
Gate 11 by the same developer≈ 240 m straight line
Ngurah Rai Airport25 min by car

Drive times come from the developer's presentation, and the Gate 11 figure is a straight line from the Sunset Village pin on Google Maps. Buyers come here for quiet and field views next to Seminyak, and they pay for it in traffic on the way to the sea.

Padangsambian Klod · Seminyak · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

62hotels
15restaurants
13schools
12cafés
10sights
4shops
2spas

Closest places

Bali Puri Hotelhotel · 84 m
Zahara Urban Farmsight · 223 m
The Salak Hotel Bali ***hotel · 256 m
Casa Santai Villahotel · 306 m
Les Plaisirs De Balihotel · 363 m
Umanejo Taman Sari 12 Kerobokan Kelodhotel · 368 m
Umanejo 88 Kerobokan Kelodhotel · 378 m
Red Brick Home Stay Kerobokan Kelodhotel · 380 m

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

Straight answers

Questions about Sunset Village

What does Rise Real Bali charge when I buy at Sunset Village?

Nothing on your side. Our fee comes out of Bali Baza's pocket, not yours. Before you reserve, we pay for the checks on the plot, the land lease and every permit ourselves. A written report follows, listing whatever is still open, and the reservation decision stays yours once you've read it.

Can I buy a Sunset Village villa from overseas?

You can. We show the villa and the grounds on a video call, and a Bali notary signs on the strength of a proxy you give. We agree the booking sum and its terms in writing before a single transfer. Our team inspects the villa at handover and sends you a report with photos, so the deal doesn't need a trip to Bali.

How much is a villa at Sunset Village?

The developer's financial model puts the three-bedroom villa, 120 m² on a 192 m² plot, at Rp 3.19 bn. Its materials include no price list or unit sheet, and no prices for the two-bedroom villas. The payment plan is 50% down, then 10% a month for five months. We get the exact price in writing before you reserve.

What kind of ownership do Sunset Village buyers get?

It's a leasehold: a land lease of 19 years, running to 2044, as the developer states. Foreigners can't take freehold (Hak Milik). A term this short means we always work out the remaining years on the deal date. We verify the plot owner, the land lease, and whether and at what price you can extend, all before the deposit.

Can I rent the villa out by the night?

The developer's own numbers assume Rp 3.2 million a night for short stays and Rp 51.3 million a month for long lets. The complex was finished in September 2024, and the villas are furnished. Nightly letting now needs a valid rental license (NIB), because platforms remove listings without one. We verify both the license and the SLF ahead of any deposit.

Where do the yield numbers come from?

We don't publish a model for Sunset Village yet, since the price and the specific villa aren't confirmed. The developer quotes 17.52% at Rp 3.2 million a night, 80% occupancy and 40% costs. Our version will begin with the AirROI nightly figure for this part of the island, tuned to the villa type, with 40% of revenue going to costs. It will be an estimate rather than a promise.

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