PERERENAN · ID RR-3127

TAO Club House: 28 m² studio in a hotel-run complex, Pererenan

The 28 m² studio is the entry point at TAO Club House: Rp 1.70 bn, turnkey, on a 25 + 25 year leasehold. One room holds the bed, kitchen and bathroom, and some lots add a balcony. Ribas Hotel Group runs the rentals, and guests get the complex's 25-meter pool, restaurant and gym.

Unit in TAO Club House · units listed: 2

Leasehold 25 + 25 years
Under construction
Ribas Hotels management
Pool 25 m

Studiolayout
1bathroom
28 m²living area
25 mshared pool
Leasehold25 + 25 years
Q3 2027handover

Property

What you get

The 28 m² (≈ 300 sq ft) studio is the entry layout at TAO Club House. Bed, kitchen with appliances, bathroom and a desk share one room, and some units come with a balcony. The developer hands it over turnkey, so there's nothing to buy after handover. Floor level and the balcony separate the two price points: Rp 1.70 bn with a balcony and Rp 1.78 bn without.

This layout targets short stays under hotel management. A guest books a week or two and spends the days at the complex's pool, restaurant and gym. You get fewer chores than with a villa and steadier occupancy.

How we model this unit: Rp 1.3 million a night, the going level for operator-run studios in Pererenan. Our base case uses 70% occupancy, with 60% and 80% as the cautious and strong cases. The operator's fee, tax, wear and upkeep take 45% of revenue. At 70% that leaves about Rp 187 million a year, an 11.0% net yield on the entry price.

The numbers for this property

TAO Club House · Studio 28 m² yield: gross and net

The developer quotes 15–16% a year and a guaranteed minimum of 7% a year for the first three years under the management agreement. We haven't yet seen a primary document behind either figure, so the model below is ours: the 28 m² studio at Rp 1.3 million a night, less the operator's fee, tax, wear and upkeep.

Gross 20.0%≈ Rp 339 million a year at 70% occupancy and Rp 1.3 million a night Net 11.0%≈ Rp 187 million a year · payback ≈ 9.1 years

23%Resort operator10%Tax12%Wear and upkeep 55%Left for the owner

Gross rental incomeRp 339 million20.0% of price · rate Rp 1.3 million, occupancy 70%
Resort operatorRp 78.0 million23% of revenue · branded hotel management
TaxRp 33.9 million10% of rental income · rate depends on the structure
Wear and upkeepRp 40.7 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 187 million11.0% of price · payback ≈ 9.1 years

Occupancy scenarios: TAO Club House · Studio 28 m²
Occupancy	Gross income	Expenses 45%	Net	% of price	Payback period
60%cautious	Rp 291 million	Rp 131 million	Rp 160 million	9.4%	10.6 years
70%base	Rp 339 million	Rp 153 million	Rp 187 million	11.0%	9.1 years
80%strong	Rp 388 million	Rp 174 million	Rp 213 million	12.6%	8.0 years

Where the numbers come from

Developer's figures: The developer quotes 15–16% a year and a guaranteed minimum of 7% a year for the first three years under the management agreement. We haven't yet seen a primary document behind either figure, so the model below is ours: the 28 m² studio at Rp 1.3 million a night, less the operator's fee, tax, wear and upkeep. Shown as published. They are not part of our model.
Nightly rate: Rp 1.3 million, our estimate for the area: AirROI puts average revenue per listing in Pererenan at Rp 3 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy: the Pererenan market runs at 45–48% 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: 45% of revenue: resort operator 23%, tax 10%, wear and upkeep 12%.
Comparable listings: TAO Club House · Studio 39 m²: 10.3% net at 70% occupancy; Elysium eco-city · Studio 27 m²: 9.5% net at 70% occupancy; Elysium eco-city · 2BR apartment: 8.0% 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

The 28 m² studio sits on a land lease that ends in 2051, with a 25-year priority renewal priced later. First comes a reservation, then a notarized PPJB, then the 40% payment. The developer says the PBG is in place, while occupancy certification and the rental license wait for completion in Q3 2027.

Ownership and permits: TAO Club House · Studio 28 m²
Form of ownership	LeaseholdForeigners 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	25 + 25 yearsYour lease ends in 2051, and a priority right covers 25 more years. We count the remaining term from handover and check the renewal clause in the contract.
Zoning	Residential R-3 (yellow), per developerR-3 comes from the developer's papers. An RDTR and OSS check confirms it before your deposit.
Building approval (PBG)	Issued, per developerThe developer says a PBG covers the build. We get its number and a registry extract first.
Developer	Avalon × RTF by UsykThe partnership has three Bali projects, one in finishing. Our checks cover the seller entity, the land lease and the operator contract.
Management	Ribas Hotel GroupFee: 5% of turnover and 20% of net profit. The agreement spells out your income and duties, so we read all of it.
Certificate of occupancy (SLF)	After completionThe regency grants a rental license only after the SLF, which is why your installments track construction stages.
Short-term rental license (NIB)	After completionAirbnb, 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	Turnkey, handover Q3 2027Turnkey fit-out. The appliance and furniture list goes into the contract as an appendix, and we tick it off item by item at acceptance.

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

TAO Club House · Studio 28 m² payment schedule

ReservationYour booking pulls the studio from sale while we go through the paperwork.
First payment 40%It goes out after the notarized contract and a clean due diligence report.
Interest-free installmentsYou spread the rest monthly or quarterly up to handover at zero interest.
HandoverFinal payment against the signed acceptance report and the documents.

Terms on offer: 40% down and the balance interest-free, or a 3% discount for paying in one go. We fix the split and deadlines in the PPJB once checks are done.

Location

Location: Pererenan · Badung

Pererenan gets you the Canggu coastline and surf without the crush, and the district fills 45–48% of its nights, more than central Canggu does. Demand still outruns supply here, though new builds around the paddies are closing that gap quickly.

TAO Club House 28 m² studio: rooftop pool facing the ocean — Pererenan · Badung · Mengwi

Ocean2.4 km
Pererenan Beach≈ 8 min
Central Canggu≈ 12 min
Supermarket and cafés3–5 min
Ngurah Rai Airport≈ 50 min

Most buyers here want Canggu's cafés within a short ride and a calmer street to come home to. Expect slow going on the roads into Canggu at busy times.

Pererenan · Badung · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

22restaurants
22hotels
5cafés
4shops
3sights
2clinics
2gyms

Closest places

The Pizzas - Pererenanrestaurant · 88 m
Burger Brother's Bali - Pererenanrestaurant · 145 m
Villa Sabana Pererenanhotel · 155 m
Villa Zanayahotel · 160 m
INDOMARET - PERERENAN (FQZZ)shop · 170 m
Pura Ciwa Batan Polesight · 187 m
Pura Petitengetsight · 191 m
Villa Nadiahotel · 193 m

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

Straight answers

Questions about TAO Club House · Studio 28 m²

What does Rise Real Bali charge for a TAO Club House studio?

Zero. The price on the developer's list is what you pay, and the seller covers our fee. We fund the checks before your deposit ourselves: the TAO land lease, a zoning match in RDTR and OSS, the PBG registry extract. Whatever stays unresolved goes onto a written list before you transfer anything.

Can I buy the 28 m² studio remotely?

You can. We stream the site on Zoom from a live camera, walking the plot, a unit, the view and the approach road. The notary signs you in through a power of attorney, and payments travel by bank transfer. At acceptance we shoot video, log defects and keep the final installment back until the developer fixes them. The operator then takes the keys.

Where do the yield numbers come from?

The nightly rate of Rp 1.3 million comes from AirROI data for Pererenan, adjusted for a small operator-run studio. Three occupancy scenarios follow: 60, 70 and 80%, typical for a hotel-managed unit. Our cost line eats 45% of revenue, since a hotel operator charges more than a regular manager. Treat the result as our estimate, never a guaranteed income.

What's the difference between the two 28 m² studios?

Same floor area. Floor level and a balcony separate them: the balcony version lists at Rp 1.70 bn and the one without at Rp 1.78 bn. The partner-portal sheet doesn't show every lot in the building, so we ask the developer for the exact unit number and floor when you reserve.

How does the 40% payment plan work?

After a reservation, you pay 40% once the notarized agreement is in place and due diligence comes back clean. The remaining 60% goes monthly or quarterly until the Q3 2027 handover, with no interest charged. If you'd rather pay in full at once, the developer takes 3% off. The exact split and dates go into the PPJB.

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