ULUWATU · ID RR-2742

Tamora Axis: three-bedroom villa, 298 m², with its own pool and roof terrace

The largest layout at Tamora Axis is this three-bedroom villa: 298 m² (≈ 3,210 sq ft) over two floors, with a private pool and a planted roof terrace. It stands on the plateau above Bingin and costs Rp 8.24 bn. The lease runs 80 years with extensions. The developer targets December 2027 for handover.

Unit in Tamora Axis · units listed: 2

  • Leasehold 80 years with extensions
  • Under construction
  • Private pool
  • 3bedrooms
  • 298 m²living area
  • 135villas in the complex
  • Leasehold80 years with extensions
  • Q4 2027planned handover
  • 1.8 kmto Bingin Beach

Property

What you get

The three-bedroom is the bigger of two layouts at Tamora Axis, where 135 villas share a site on the plateau behind Bingin. At 298 m² (≈ 3,210 sq ft) it has more than twice the floor area of the two-bedroom. Bingin Beach lies 1.8 km away, Padang Padang about as far.

Two levels hold three bedrooms, an island kitchen and a glazed living room that opens to your own pool. The roof is a planted terrace, handy for a family or two couples sharing a booking. Our database doesn't list finishes or appliances, and we've asked the developer for that schedule so it can go into the contract.

The 80-year lease the developer quotes breaks down into a base term and renewals. Price for this layout: Rp 8.24 bn. Our database gives a 150 m² plot, which looks tight for 298 m² over two floors with a pool, so we're confirming it. The zoning extract and the PBG copy come before any deposit.

The numbers for this property

Tamora Axis · 3BR villa yield: gross and net

The developer doesn't publish a yield for the three-bedroom. Below is our model: a nightly rate of Rp 3.4 million in the Uluwatu corridor, with management, tax, wear and upkeep deducted.

Gross 10.4%≈ Rp 859 million a year at 70% occupancy and Rp 3.4 million a night Net 6.3%≈ Rp 516 million a year · payback ≈ 16.0 years
  • Gross rental incomeRp 859 million10.4% of price · rate Rp 3.4 million, occupancy 70%
  • Management companyRp 155 million18% of revenue · market range 15–25%
  • TaxRp 85.9 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 103 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 516 million6.3% of price · payback ≈ 16.0 years
Occupancy scenarios: Tamora Axis · 3BR villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 736 millionRp 295 millionRp 442 million5.4%18.7 years
70%baseRp 859 millionRp 344 millionRp 516 million6.3%16.0 years
80%strongRp 982 millionRp 393 millionRp 589 million7.1%14.0 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 3.4 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.

Ownership

Ownership & what you actually get

The developer states the lease as 80 years with extensions; your contract has to show the base term and how each renewal works. First comes the reservation, next the PPJB, and a notarized lease closes it out at handover. We're collecting the PBG copy that our listing mentions. Once the builders finish, the SLF and a rental license can follow.

Ownership and permits: Tamora Axis · 3BR villa
Form of ownershipLeasehold, 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). Our listing records a freehold option as well; we check the papers to see which structure the three-bedroom can use.
Lease term80 years with extensionsAny Indonesian lease longer than 60 years stacks renewals on a base contract. We write both into the agreement and measure the remaining years from the handover date.
ZoningTo confirmThe zone field in our listing is empty. An RDTR extract fills the gap before your deposit.
Building approval (PBG)Stated, copy requestedA tick in the database, but no permit number or extract. We need both from the developer first.
DeveloperTamora Group, project company to confirmWe confirm which company signs, what it has completed before and who holds the land lease.
Certificate of occupancy (SLF)After constructionThe regency grants a rental license only after the SLF, so we schedule your payments by stage.
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 handoverTo confirmNo fit-out schedule for the three-bedroom has reached us. We'll attach it to your PPJB when it arrives.
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

Tamora Axis · 3BR villa payment schedule

  1. ReservationYou pay Rp 50 million and the developer pulls the villa from sale.
  2. First paymentFifteen days later, 50% of the price goes in, with the booking fee credited.
  3. InstallmentsFrom that day, the remainder runs as 36 monthly payments.
  4. Final paymentKeys follow the last payment, which the listing dates to day 730; we're checking how that fits the 36 months.

Our listing database gives a 50:50 structure with a 36-month installment plan. We still need the per-tranche amounts and the delay penalty from the developer for the PPJB.

Location

Location: Uluwatu

Up on the plateau, streets stay quiet and the surf breaks sit ten minutes off. Shops cluster on the main road. Plan on a scooter.

Three-bedroom villa at Tamora Axis: facade with a planted roof
Uluwatu · Badung
  • Bingin Beach≈ 1.8 km · 7 min
  • Padang Padang≈ 10 min
  • Uluwatu Temple≈ 15 min
  • Ngurah Rai Airport≈ 40 min

A family villa here costs less than one on the Bingin cliffs, facing the same ocean. Each beach day starts with a short drive.

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 · 3BR villa

Is there a Rise Real Bali fee on the Tamora Axis three-bedroom?

No. Tamora Group pays our commission, and your price stays at the list figure of Rp 8.24 bn. We fund the pre-deposit review ourselves: base lease and renewal terms, the PBG extract, the RDTR zone, the company behind the project and its land lease. For this layout we also confirm the plot size. Findings reach you as a written report.

Can I purchase the three-bedroom from overseas?

Yes. A Zoom tour covers the site, and a local notary signs once you've granted power of attorney. Construction is underway toward a December 2027 handover. We release each tranche only after our team sees that stage finished on site, and we hold back the deposit until the paperwork is clean.

What sits behind the yield model for this villa?

AirROI data for Uluwatu gives the base rate, which we adjust for a three-bedroom villa of this size to Rp 3.4 million a night. A managed villa of this type fills 60, 70 or 80% of nights across our three cases, and costs eat 40% of revenue. Treat the numbers as our estimate: rental income carries no guarantee.

Who is the three-bedroom best suited to?

Families and groups who book together. Three bedrooms across 298 m² give each couple or each child a room of their own, and the roof terrace adds space outdoors. In our model the net yield comes out lower than on the two-bedroom, because the nightly rate grows slower than the price. Buyers who plan to live here part of the year often accept that.

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