PERERENAN · ID RR-3134

TAO Club House: 39 m² studio with a balcony or terrace, Pererenan

Outdoor space sets this 39 m² studio apart: Superior units open onto a balcony, Deluxe units onto a terrace. Prices run Rp 2.30–2.40 bn, turnkey, on a 25 + 25 year leasehold. Inside the complex there's a 25-meter pool and a restaurant, and Ribas Hotel Group runs the rentals.

Unit in TAO Club House · units listed: 2

  • Leasehold 25 + 25 years
  • Under construction
  • Ribas Hotels management
  • Pool 25 m
  • Studiolayout
  • 1bathroom
  • 39 m²living area
  • 25 mshared pool
  • Leasehold25 + 25 years
  • Q3 2027handover

Property

What you get

The biggest studio at TAO Club House measures 39 m² (≈ 420 sq ft). The 11 m² it gains over the entry layout go into a lounge zone and a step outside: a balcony in the Superior, a terrace in the Deluxe. Superior costs Rp 2.30 bn and Deluxe Rp 2.40 bn, both with turnkey finish and furniture.

Those extra meters pay back through the nightly rate. Guests pay extra for a seat outdoors and a desk. For a couple staying a month, this studio competes with one-bedroom apartments while costing less than they do.

Our model for this unit: Rp 1.7 million a night, typical for roomier operator-run studios in Pererenan. We run the base case at 70% occupancy and bracket it with 60% and 80%. Operator fee, tax, wear and upkeep absorb 45% of revenue, which leaves roughly Rp 236 million a year in the base case, a 10.3% net yield.

The numbers for this property

TAO Club House · Studio 39 m² yield: gross and net

The developer's materials quote 15–16% annually, with at least 7% a year guaranteed for three years through the management agreement, and no primary source backs those numbers yet. Below is our model: Rp 1.7 million a night for a larger studio, net of the operator's cut, tax, wear and upkeep.

Gross 18.6%≈ Rp 430 million a year at 70% occupancy and Rp 1.7 million a night Net 10.3%≈ Rp 236 million a year · payback ≈ 9.8 years
  • Gross rental incomeRp 430 million18.6% of price · rate Rp 1.7 million, occupancy 70%
  • Resort operatorRp 98.8 million23% of revenue · branded hotel management
  • TaxRp 43.0 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 51.6 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 236 million10.3% of price · payback ≈ 9.8 years
Occupancy scenarios: TAO Club House · Studio 39 m²
OccupancyGross incomeExpenses 45%Net% of pricePayback period
60%cautiousRp 368 millionRp 166 millionRp 203 million8.8%11.4 years
70%baseRp 430 millionRp 193 millionRp 236 million10.3%9.8 years
80%strongRp 491 millionRp 221 millionRp 270 million11.7%8.5 years

Where the numbers come from

Developer's figures
The developer's materials quote 15–16% annually, with at least 7% a year guaranteed for three years through the management agreement, and no primary source backs those numbers yet. Shown as published. They are not part of our model.
Nightly rate
Rp 1.7 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 28 m²: 11.0% 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.

Ownership

Ownership & what you actually get

Ownership here is a land lease to 2051, and after that you have first call on a 25-year renewal at a price set when the time comes. You reserve the lot, sign the PPJB before a notary and then pay 40%. The building approval exists per the developer, while occupancy certification (SLF) and rental licensing arrive once the complex is complete.

Ownership and permits: TAO Club House · Studio 39 m²
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 term25 + 25 yearsLease to 2051, then a 25-year priority right to renew. We measure the term left at handover rather than at signing and review the renewal wording with you.
ZoningResidential R-3 (yellow), per developerThe R-3 status is the developer's statement. We verify it in RDTR and OSS ahead of any payment.
Building approval (PBG)Issued, per developerPer the developer, the project holds a PBG. Before the deposit we obtain the number and the extract.
DeveloperAvalon × RTF by UsykAvalon and RTF by Usyk run three projects on the island, one now in finishing. We look at the seller's company, the land lease and the Ribas contract.
ManagementRibas Hotel GroupRibas earns 5% of gross turnover plus 20% of net profit. Owner obligations sit in the same agreement, and we go through it clause by clause.
Certificate of occupancy (SLF)After completionWithout an SLF there's no rental license, so we link payments to finished stages instead of dates.
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 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 handoverTurnkey, handover Q3 2027The spec sheet for furniture and appliances attaches to the contract. At acceptance we compare the studio against it line by line.
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 39 m² payment schedule

  1. ReservationA reservation holds your Superior or Deluxe lot during document review.
  2. First payment 40%Due after the notary signs the agreement and our checks come back clean.
  3. Interest-free installmentsPay the remainder monthly or quarterly until completion, interest-free.
  4. HandoverSettle the balance once you sign acceptance and receive the full document set.

The developer asks for 40% first and lets you pay the rest without interest. A buyer who pays in one lump sum gets 3% off. Our checks come first, then the PPJB records every share and date.

Location

Location: Pererenan · Badung

Guests who choose Pererenan want Canggu's beaches with room to breathe, and that keeps district occupancy at 45–48%, ahead of the core. Construction around the rice fields moves fast, so that edge may narrow.

TAO Club House 39 m² studio: poolside lounge in the complex
Pererenan · Badung · Mengwi
  • Ocean2.4 km
  • Pererenan Beach≈ 8 min
  • Central Canggu≈ 12 min
  • Supermarket and cafés3–5 min
  • Ngurah Rai Airport≈ 50 min

The draw is a calmer base with Canggu's surf and restaurants close by, while the cost is time spent on the congested roads toward Canggu.

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 39 m²

How much does Rise Real Bali charge on a 39 m² studio here?

Nothing at all. Your price matches the developer's list, and the commission is theirs to pay. Pre-deposit diligence is also on our tab: a read of the TAO land lease, the zone confirmed in RDTR and OSS, and a copy of the PBG extract. Every open point comes to you in writing before the first transfer.

Can I buy a 39 m² studio at TAO Club House without visiting?

Yes. On a live Zoom call our broker takes you across the site, into a studio, out to the view and down the access road. A power of attorney covers the notary signing, and you pay by bank transfer. We run acceptance for you: video, a defect list, and the last installment held back until repairs are complete. Keys go to the operator.

Where do the yield numbers come from?

We start from AirROI's nightly rate for Pererenan, Rp 1.7 million after adjusting for a larger studio with outdoor space. The three occupancy cases, 60, 70 and 80%, reflect what hotel-run units usually achieve. With Ribas running the building, costs absorb 45% of revenue. The base case nets about Rp 236 million a year, an estimate rather than a promise.

Superior or Deluxe: what's the difference at 39 m²?

Floor area is identical. Superior opens onto a balcony and costs Rp 2.30 bn, while Deluxe has a terrace and costs Rp 2.40 bn. A terrace is bigger than a balcony and often faces the garden, so it earns a higher nightly rate. We request the specific lot and floor from the developer once you reserve.

Why pay more for 39 m² instead of the 28 m² studio?

The extra 11 m² turns into a lounge corner and outdoor space. Guests pay for somewhere to sit outside and a separate place to work, so our model uses Rp 1.7 million a night here against Rp 1.3 million for the smaller studio. A couple booking for a month would weigh this unit against pricier one-bedroom apartments.

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