PERERENAN · ID RR-2393

TAO Club House: 120-unit apartment complex with 28–39 m² studios in Pererenan

Ribas Hotel Group, a hotel operator, will run all 120 units in this six-story Pererenan complex. Studios of 28 to 39 m² start at Rp 1.70 bn, with a 25-meter pool, an 80-seat restaurant and a gym with a sauna on site. The lease runs to 2051, and you get a priority right to extend for 25 years.

  • Leasehold 25 + 25 years
  • Under construction
  • Ribas Hotels management
  • Pool 25 m
  • 120units in the complex
  • 28–39 m²studio sizes
  • 25 mshared pool
  • Leasehold25 + 25 years
  • Q3 2027handover

Property

What you get

TAO Club House is a six-story apartment complex with 120 units in Pererenan, twelve minutes from central Canggu. Studios of 28 to 39 m² (≈ 300–420 sq ft) form the core of the lineup, a plain rental format where every meter earns its keep. Penthouses with one, two and three bedrooms sit above them.

Shared spaces include a lobby, a 25-meter pool, an 80-seat restaurant, a bar, a gym with a sauna and cold plunge, a yoga and meditation room, a kids' room and underground parking. Ribas Hotel Group runs the building as an independent hotel operator. For you as an owner, the management agreement drives income and occupancy, so we read it before the deposit.

The plot sits in residential zone R-3 with a 65% building coverage ratio. Your lease on the land expires in 2051, a priority option then covers another 25 years, and the developer reports a building approval in hand. Prices: 28 m² studio with balcony Rp 1.70 bn, standard 28 m² studio Rp 1.78 bn, Superior 39 m² with balcony Rp 2.30 bn, Deluxe 39 m² with terrace Rp 2.40 bn. The developer targets handover in Q3 2027.

Developer price list

TAO Club House: 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".

TypeSizeBedroomsPriceThe numbers
Studio with balcony28 m²studioRp 1.70 bnwith numbers →
Studio28 m²studioRp 1.78 bnwith numbers →
Superior studio with balcony39 m²studioRp 2.30 bnwith numbers →
Deluxe studio with terrace39 m²studioRp 2.40 bnwith numbers →

Our listing database and the availability sheet from the developer's partner portal supply these sizes, prices and lots.

Ownership

Ownership & what you actually get

You lease the unit until 2051, and the contract adds a priority right to renew for another 25 years, with the renewal price agreed later. Reservation comes first, then a notarized sale and purchase agreement (PPJB), and only after that the 40% installment. A building approval (PBG) is on file per the developer. The SLF and rental licensing follow once the building is finished and Ribas can open the doors.

Ownership and permits: TAO Club House
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 yearsThe land lease runs to 2051, followed by a 25-year priority right to extend. We count what's left of the term from handover, not from your purchase date, and read the extension clause in the contract.
ZoningResidential R-3 (yellow), per developerWe check the plot against RDTR and the OSS system before the deposit instead of relying on the sales materials.
Building approval (PBG)Issued, per developerThe developer states the project goes up under a PBG. We pull the approval number and the registry extract before the deposit.
DeveloperAvalon × RTF by UsykThree projects in Bali, one of them in finishing. We verify the selling company, the land lease and the management contract.
ManagementRibas Hotel GroupThe operator takes 5% of turnover plus 20% of net profit. We read the whole management agreement, since it sets both your income and your obligations as owner.
Certificate of occupancy (SLF)After completionNo certificate of occupancy (SLF) means no rental license. That's why payments follow construction stages, not the calendar.
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 furniture and appliance list becomes an appendix to the contract, and we check each item against it at handover.
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 payment schedule

  1. ReservationA booking fee takes the unit off sale while we review the documents.
  2. First payment 40%You pay it once the notary signs off the agreement and due diligence comes back clean.
  3. Interest-free installmentsThe balance goes monthly or quarterly until handover, with no interest on top.
  4. HandoverThe last payment goes against the acceptance report and the document pack.

The developer's offer: pay 40% at the start and spread what's left over interest-free installments, or take a 3% discount for settling everything at once. Our checks come before the PPJB fixes those numbers.

Location

Location: Pererenan · Badung

Surf breaks and beaches match Canggu's, yet Pererenan feels roomier and quieter. Its 45–48% occupancy beats the Canggu core, since new supply still lags guest demand here. Villas keep rising around the rice fields, so expect that lead to shrink.

TAO Club House: the complex facade at sunset
Pererenan · Badung · Mengwi
  • Ocean2.4 km
  • Pererenan Beach≈ 8 min
  • Central Canggu≈ 12 min
  • Supermarket and cafés3–5 min
  • Ngurah Rai Airport≈ 50 min

Buyers pick Pererenan for balance: Canggu's surf and cafés a short ride away, with lower density at home. The downside is slow traffic on the roads into Canggu at peak hours.

Pererenan · Badung · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 22restaurants
  • 21hotels
  • 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

What does Rise Real Bali charge when I buy at TAO Club House?

Nothing. Our commission sits inside the developer's margin, and you pay the TAO list price like any other buyer. Ahead of the deposit, on our budget, we audit the land lease, look up the plot on the RDTR and OSS zoning records and ask for the PBG registry copy. Open issues reach you as a written list well before money leaves your account.

Can I buy at TAO Club House without flying to Bali?

Yes. Our broker tours the TAO site with you over a live Zoom camera, covering the plot, a sample unit, the views and the lane in. A notary witnesses the signing while a power of attorney stands in for you, and funds go by bank wire. Once the building completes, we film your unit, log defects and withhold the final payment until the developer fixes them. Ribas then receives the keys.

Where do the yield numbers come from?

Each studio page carries its own model. AirROI supplies the Pererenan nightly rate, which we tune to the layout and size, then we test three occupancy cases for a hotel-run unit. Because Ribas operates the building as a hotel, costs reach 45% of revenue in our math. Read the result as our estimate, with no income guarantee behind it.

Who manages rentals at TAO Club House?

Ribas Hotel Group, a hotel operator. Under the management agreement it earns 5% of turnover and 20% of net profit. Our model budgets 45% of revenue for the operator, tax and upkeep together. We take the agreement apart before your deposit, because it defines both your income and what you owe as owner.

How long is the lease at TAO Club House?

The lease runs to 2051, roughly 25 years from now, and you hold a priority right to extend for 25 more. Priority isn't the same as guaranteed: the renewal price gets agreed later. We go through the exact wording of the land lease with you before the first payment goes out.

Units in this project

2 units with numbers

Each one shows the developer price, net income from our model, document status and the payment schedule.

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