PERERENAN · ID RR-5738

TIIIGA Villa SAN: three-bedroom villa, 280 m², in Pererenan

This 280 m² (≈ 3,015 sq ft) three-bedroom villa is built and standing in Pererenan, with a courtyard pool, a projector lounge and a rooftop terrace. The seller lists freehold (SHM), and a foreign buyer holds it through a PT PMA. The price is Rp 7.78 bn, with the SLF still in process.

Unit in TIIIGA Villa SAN

Freehold (SHM)
Completed
Rooftop terrace

3bedrooms
280 m²size
FreeholdSHM per the seller
With a poolcourtyard

Property

What you get

Only this villa is on sale in TIIIGA Villa SAN. The house is built around a light courtyard with a pool, a living room sunk one step down, and a rooftop terrace with sofas.

A family or a group of friends is the guest here. The projector in the lower lounge, the roof terrace and a bathroom with a freestanding tub carry the Airbnb listing. At 280 m² the villa is generous for three bedrooms, which supports a nightly rate above the area average.

Our model uses about Rp 2.7 million a night, above an average Pererenan 2BR because of three bedrooms and 280 m². Occupancy: 80% base, 70% cautious, 90% strong. Take out 16% of revenue for operating costs and the base case leaves roughly Rp 673 million a year, 8.7% of the price.

Price

Rp 7.78 bn

Developer's price. The developer pays our commission.

The price is in Indonesian rupiah (IDR). The developer's price list is converted into rupiah at one fixed site-wide rate (17,700 IDR per unit of the price-list currency). The sale contract sets the final amount you pay. The income model is a Rise Real Bali estimate; rates and occupancy are based on comparable professionally managed properties in the area.

OwnershipFreehold (SHM)
Size280 m²
StageCompleted

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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Write to us on WhatsApp or Telegram and expect the paperwork, a yield model run at your occupancy and a recorded walkthrough from a broker.

The numbers for this property

TIIIGA Villa SAN · 3BR villa yield: gross and net

The developer's official materials quote a net yield of 10.9% a year. Below is our model: a nightly rate near Rp 2.7 million, with operating costs deducted from revenue.

Gross 10.3%≈ Rp 801 million a year at 80% occupancy and Rp 2.7 million a night Net 8.7%≈ Rp 673 million a year · payback ≈ 11.6 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 801 million10.3% of price · rate Rp 2.7 million, occupancy 80%
Operating costsRp 128 million16% of revenue
Net to youRp 673 million8.7% of price · payback ≈ 11.6 years

Occupancy scenarios: TIIIGA Villa SAN · 3BR villa
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
70%cautious	Rp 701 million	Rp 112 million	Rp 589 million	7.6%	13.2 years
80%base	Rp 801 million	Rp 128 million	Rp 673 million	8.7%	11.6 years
90%strong	Rp 901 million	Rp 144 million	Rp 757 million	9.7%	10.3 years

Three cases: 70% cautious, 80% base and 90% strong, each under professional management.

Where the numbers come from

Developer's figures: The developer's official materials quote a net yield of 10.9% a year. Shown as published. They are not part of our model.
Nightly rate: Rp 2.7 million, our estimate for the area: based on comparable professionally managed properties in the area, adjusted for the property type, size and finish.
Occupancy: Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 70% cautious, 80% base and 90% strong.
Costs: 16% of revenue: the property's operating costs.
Comparable listings: Tumbak Bayuh by Kaluna · 1BR villa: 9.5% net at 40% occupancy; Tumbak Bayuh by Kaluna · 2BR villa: 10.0% net at 40% occupancy; Tumbak Bayuh by Kaluna · 3BR villa: 9.2% net at 45% occupancy.
Reports and data: 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

SHM freehold is what the seller states. A PT PMA with a 30 + 20 + 30 year right to build lets a foreigner hold it. You sign a PPJB after our checks, and the company completes the deed in front of a notary. The PBG and SLF are in process; Rp 100 million waits until the SLF is ready.

Ownership and permits: TIIIGA Villa SAN · 3BR villa
Form of ownership	Freehold (SHM), per the sellerForeigners 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	HGB 30 + 20 + 30 years via PT PMAA foreign buyer's PT PMA holds the right for 30 years, extendable by 20 and then 30. We price the structure separately and count the remaining term from handover.
Zoning	To confirmThe RDTR extract shows what the plot may be used for. We pull it before your deposit.
Building approval (PBG)	In processWe ask for the permit number and its extract before any deposit.
Developer	BricksBali, legal entity to confirmWe look up the company and the homes it has finished.
Certificate of occupancy (SLF)	In processNo SLF, no rental license. We hold part of the payment back until the SLF is ready.
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 confirmThe furniture and appliance list becomes an appendix to the contract.

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 TIIIGA Villa SAN · 3BR villa?

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

Terms

TIIIGA Villa SAN · 3BR villa payment schedule

ReservationA reservation deposit holds the villa; we're confirming the amount.
PaymentThe contract calls for full payment, and the seller hasn't said when the main sum falls due.
HoldbackRp 100 million can stay unpaid until the SLF is ready.
HandoverThe balance goes out against the document pack.

We follow the seller's reply. The holdback and the payment timing go into the PPJB.

Location

Location: Pererenan · Canggu

Pererenan is calmer than Canggu, with cafés and the beach minutes away. For three bedrooms that helps: guests like a quiet street.

TIIIGA Villa SAN 3BR: courtyard pool with white walls — Pererenan · Badung

Pererenan Beach (straight line)≈ 2 km
Echo Beach (straight line)≈ 2.5 km
Ngurah Rai Airport (straight line)≈ 13.5 km

Families and groups pick Pererenan for a slower rhythm than Canggu. Seasonal jams on narrow roads are the price.

Pererenan · Canggu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

30restaurants
23hotels
8cafés
5shops
4sights
2clinics
2gyms

Closest places

Pura Ciwa Batan Polesight · 94 m
Pura Petitengetsight · 126 m
Puskesmas Pembantu Pererenanclinic · 128 m
INDOMARET - PERERENAN (FQZZ)shop · 134 m
SDN 2 Prerenanschool · 150 m
Balai Banjar Kangkang Desa Pererenansight · 164 m
Bakso Super Blitarrestaurant · 173 m
Kopiae - Pererenancafé · 175 m

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

Straight answers

Questions about TIIIGA Villa SAN · 3BR villa

What do you charge for the TIIIGA Villa SAN 3BR?

Nothing. The developer pays our commission, so the listed price is all you pay. Before the deposit we verify the PT PMA freehold route with its 30+20+30 year right to build, request the zoning record, research the company and ask for the permit number.

Can I buy this Pererenan villa remotely?

Yes. Take the tour over video, and a notary will sign on your behalf. We accept the villa locally. It's finished and the SLF is in process, so we confirm the status in writing, and the balance goes out only against the complete paperwork.

Where do the TIIIGA Villa SAN yield numbers come from?

The nightly rate is about Rp 2.7 million, taken from comparable Pererenan villas and adjusted up for three bedrooms and 280 m². At 80% occupancy and 16% operating costs, roughly Rp 673 million a year remains, 8.7% of the price. This is our estimate.

How does the developer's yield compare with yours?

The developer's materials quote a net yield of 10.9% a year. Our base case lands at 8.7% net, because we deduct 16% of revenue for operating costs and use a rate from comparable villas. We show both so you can see the gap.

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