ULUWATU · ID RR-2427

Tamora Axis: two-bedroom villa, 138 m², with a private pool above Bingin

This two-bedroom is the smaller of the two Tamora Axis layouts, and at Rp 4.49 bn it's the cheapest way into the project. You get 138 m² (≈ 1,485 sq ft) over two levels, with a private pool and a roof terrace. The villa is under construction, and the developer plans handover for December 2027. The lease runs 80 years with extensions.

Unit in Tamora Axis · units listed: 2

Leasehold 80 years with extensions
Under construction
Private pool

2bedrooms
138 m²living area
135villas in the complex
Leasehold80 years with extensions
Q4 2027planned handover
1.8 kmto Bingin Beach

Property

What you get

Tamora Axis is a complex of 135 villas on the plateau above Bingin, and this is its entry layout. Bingin Beach is 1.8 km off and Padang Padang roughly the same. For groceries and cafes you head to the main road.

The house splits over two floors. Downstairs you get the living room with full-height glass, an island kitchen and your own pool. Upstairs a planted roof terrace gives a second outdoor room, which guests on a two-bedroom booking tend to value. The finish and appliance list hasn't reached our database, so we're requesting it for the contract.

The developer states an 80-year lease, which in practice means a base term plus renewals. This villa costs Rp 4.49 bn, the lowest ticket in the project. December 2027 is the target handover. The zoning extract and the PBG copy are the two papers we still need before a deposit.

The numbers for this property

Tamora Axis · 2BR villa yield: gross and net

The developer doesn't publish a yield for this 138 m² layout. Below is our model: Rp 2.4 million a night along the Uluwatu corridor, minus the manager's cut, tax, wear and upkeep.

Gross 13.6%≈ Rp 611 million a year at 70% occupancy and Rp 2.4 million a night Net 8.2%≈ Rp 366 million a year · payback ≈ 12.3 years

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

Gross rental incomeRp 611 million13.6% of price · rate Rp 2.4 million, occupancy 70%
Management companyRp 110 million18% of revenue · market range 15–25%
TaxRp 61.1 million10% of rental income · rate depends on the structure
Wear and upkeepRp 73.3 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 366 million8.2% of price · payback ≈ 12.3 years

Occupancy scenarios: Tamora Axis · 2BR villa
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
60%cautious	Rp 523 million	Rp 209 million	Rp 314 million	7.0%	14.3 years
70%base	Rp 611 million	Rp 244 million	Rp 366 million	8.2%	12.3 years
80%strong	Rp 698 million	Rp 279 million	Rp 419 million	9.3%	10.7 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 2.4 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.

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Ownership

Ownership & what you actually get

Ownership here is a leasehold the developer quotes at 80 years, built from a base lease and renewals that your contract must name. First you reserve, then sign a PPJB, and the notary registers the lease when the villa is handed over. We're still waiting on the PBG copy. The SLF and rental license follow completion.

Ownership and permits: Tamora Axis · 2BR villa
Form of ownership	Leasehold, freehold option mentionedForeigners 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). The listing also shows a freehold option from the developer, and the documents decide which route this villa takes.
Lease term	80 years with extensionsOver 60 years, an Indonesian lease is a base contract plus renewals. The base term and renewal price go into your contract, and the years left count from handover.
Zoning	To confirmNo zone appears in our database for this plot. We get an RDTR extract before the deposit.
Building approval (PBG)	Stated, copy requestedThe listing says the permit exists but gives no number. The extract has to reach us before you pay.
Developer	Tamora Group, project company to confirmWe identify the legal entity on the contract and review its finished projects and the land lease.
Certificate of occupancy (SLF)	After constructionA rental license needs the SLF first. Your payments follow build stages instead of fixed dates 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 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	To confirmWe don't have the fit-out list for this layout yet. Once the developer sends it, it goes into the 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 Tamora Axis · 2BR villa?

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

Terms

Tamora Axis · 2BR villa payment schedule

ReservationRp 50 million holds this villa for you.
First paymentOn day 15 you pay 50% of the price minus the booking fee.
InstallmentsThe rest splits into 36 monthly payments counted from day 15.
Final paymentOur listing sets the last payment at day 730, before keys, which we're reconciling with the 36 months.

This 50:50 plan over 36 months comes from our listing database. The tranche amounts and the delay penalty still have to come from the developer, and both go into the PPJB.

Location

Location: Uluwatu

Between Bingin and the temple, the plateau stays calm at night, and a scooter gets you to the surf in ten minutes. Without one, everyday errands get awkward.

Tamora Axis two-bedroom: terrace next to the private pool — Uluwatu · Badung

Bingin Beach≈ 1.8 km · 7 min
Padang Padang≈ 10 min
Uluwatu Temple≈ 15 min
Ngurah Rai Airport≈ 40 min

The plateau wins on price per square meter against the cliff-front streets of Bingin. The trade-off is the daily ride down to the water.

Uluwatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

55hotels
16restaurants
6cafés
5shops
1bar
1gym

Closest places

The Octagon Balirestaurant · 383 m
Divinity Villashotel · 402 m
Casa Amatahotel · 419 m
Padawatu Villashotel · 427 m
Oceannahotel · 434 m
Villa Capunghotel · 446 m
Villa Ali Agunghotel · 461 m
Uluwatu Sunset Hillshotel · 465 m

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

Straight answers

Questions about Tamora Axis · 2BR villa

What does Rise Real Bali charge when I buy the Tamora Axis two-bedroom?

Nothing on your side. The developer pays our fee, and you pay the list price of Rp 4.49 bn. Ahead of any deposit our team reviews, free of charge to you, the base lease term and renewals, the PBG extract, the RDTR zone, the project company and its land lease. You receive a written report with anything unresolved.

Can I buy this villa remotely?

You can. Our broker films the plot live for you, and a notary signs for you, backed by your power of attorney. The villa is still going up, with handover planned for December 2027. Each tranche matches a stage our team inspects in person. We don't advise a deposit until the documents check out.

How did you get the yield figures for the two-bedroom?

We start from Rp 2.4 million a night, an AirROI rate for Uluwatu adjusted for a two-bedroom villa of this size. We test 60, 70 and 80% occupancy for a home with a professional manager. Management, tax and upkeep together absorb 40% of revenue. The output is our estimate, and income isn't guaranteed.

Why pick the two-bedroom over the three-bedroom here?

It costs Rp 4.49 bn against Rp 8.24 bn for the larger layout, which is the main reason. In our model the smaller villa also shows a higher yield on the price, because the nightly rate doesn't fall in step with size. You still get a private pool and the roof terrace, on a 100 m² plot.

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