PERERENAN · ID RR-5739

Tumbak Bayuh by Kaluna: one-bedroom villa, 35 m², Pererenan

Two levels, 35 m², one bedroom and a pool courtyard behind a sliding glass wall: this is the cheapest way into Tumbak Bayuh, at Rp 1.60 bn. The plot measures 42 m². Leasehold runs 30 + 20 years, with handover planned for November 2027.

Unit in Tumbak Bayuh by Kaluna · units listed: 3

Leasehold 30 + 20 years
Under construction
Pool courtyard

1bedroom
35 m²living area
42 m²plot
Leasehold30 + 20 years
Nov 2027handover

Property

What you get

The one-bedroom is the project's smallest villa: 35 m² under the roof and a pool courtyard on a 42 m² plot. The kitchen, dining and living areas fill the ground floor. Upstairs, the bedroom has a dressing area and its own bathroom. The glass wall makes the pool work like a second living room.

Couples and remote workers staying two to four weeks suit this size. The villa is semi-furnished, so the developer supplies the kitchen, plumbing and pool, and you add furniture and appliances. A 10% rental tax sits above the price, and we fold it into your entry budget.

Our model uses about Rp 1.2 million a night, the level of small one-bedroom villas in Pererenan. Occupancy runs 30% cautious, 40% base and 50% strong. Operating costs take 16% of revenue. In the base case you net roughly Rp 152 million a year, 9.5% of the price.

Developer: Kaluna Development, all projects and terms

The numbers for this property

Tumbak Bayuh by Kaluna · 1BR villa yield: gross and net

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 1.2 million for a small one-bedroom villa in Pererenan, less management, tax, wear and upkeep.

Gross 11.3%≈ Rp 181 million a year at 40% occupancy and Rp 1.2 million a night Net 9.5%≈ Rp 152 million a year · payback ≈ 10.6 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 181 million11.3% of price · rate Rp 1.2 million, occupancy 40%
Operating costsRp 28.9 million16% of revenue
Net to youRp 152 million9.5% of price · payback ≈ 10.6 years

Occupancy scenarios: Tumbak Bayuh by Kaluna · 1BR villa
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
30%cautious	Rp 136 million	Rp 21.7 million	Rp 114 million	7.1%	14.1 years
40%base	Rp 181 million	Rp 28.9 million	Rp 152 million	9.5%	10.6 years
50%strong	Rp 226 million	Rp 36.2 million	Rp 190 million	11.8%	8.4 years

The base case is 40% occupancy under professional management; 30% is cautious and 50% is strong.

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 1.2 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: 30% cautious, 40% base and 50% strong.
Costs: 16% of revenue: the property's operating costs.
Comparable listings: Tumbak Bayuh by Kaluna · 2BR villa: 10.0% net at 40% occupancy; Tumbak Bayuh by Kaluna · 3BR villa: 9.2% net at 45% occupancy; TAO Club House · Studio 28 m²: 10.1% net at 42% 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

The villa is a 30-year leasehold with a 20-year extension. Counting starts at handover, which keeps the full term ahead of you. Steps run from a 10% reservation to a PPJB, then the lease at a notary. The land is marked residential, so we test whether nightly rental is allowed before you reserve.

Ownership and permits: Tumbak Bayuh by Kaluna · 1BR villa
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	30 + 20 yearsYears run from the handover date, and we write the 20-year extension into the contract.
Zoning	Residential, per the developerA tourism zone is required for nightly rental. We pull an RDTR extract on the plot first.
Building approval (PBG)	PBG and SLF in progressThe PBG number and its copy are on our request list for Kaluna.
Developer	Kaluna developmentWe vet the Kaluna company and its finished villas before you put money down.
Certificate of occupancy (SLF)	After constructionNo SLF means no rental license, which is why tranches follow stages and not dates.
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	Semi-furnished: kitchen, plumbing, poolThe buyer furnishes the villa. The finishing list is a contract appendix.

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 Tumbak Bayuh by Kaluna · 1BR villa?

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Terms

Tumbak Bayuh by Kaluna · 1BR villa payment schedule

ReservationYou pay 10% of the villa price to reserve it.
Construction stagesFive installments of 30%, 20%, 15%, 15% and 10% follow building stages, named for this lot on request.
HandoverThe last payment goes out against the documents and our walk-through.

Prices in the list are for cash. Installments cost 1.5–5% more, the rental tax of 10% comes on top, and a bank guarantee carries a 1% admin fee.

Location

Location: Tumbak Bayuh · Pererenan

Residential and calm, north of the Pererenan beaches. There's less noise than on Batu Bolong, but cafés and the sea call for a scooter.

Tumbak Bayuh 1BR: villa courtyard with a pool and a sliding glass wall to the living room — Pererenan · Badung · Tumbak Bayuh

Pererenan Beach≈ 3.6 km, straight line
Batu Bolong Beach≈ 3.1 km, straight line
Tanah Lot≈ 6.1 km, straight line
Seminyak (Petitenget)≈ 5.9 km, straight line
Ngurah Rai Airport≈ 14 km, straight line

Buyers get a lower entry price than central Canggu and a villa with a pool. The cost is distance, since beaches and restaurants are out of walking range.

Tumbak Bayuh · Pererenan · Google map

Area guide and all properties

Straight answers

Questions about Tumbak Bayuh by Kaluna · 1BR villa

What does Rise Real Bali charge when I buy the Tumbak Bayuh 1BR?

Nothing. Kaluna pays our commission, so Rp 1.60 bn is your price. Checks before the deposit are on us. For this villa we cover the 30 + 20 lease, the plot's zone against RDTR, the PBG number and the company. The 10% rental tax isn't in the price, so we count it separately.

Can I buy the 1BR villa from abroad?

Yes. We tour it on Zoom and a notary signs for you on a power of attorney. Handover is stated for November 2027. Payments come in stage tranches that we verify on site, and we release the last one against the documents and our inspection.

Where do the yield numbers come from?

We use about Rp 1.2 million a night, drawn from comparable Pererenan properties and adjusted for a small one-bedroom villa. The base case assumes 40% occupancy with professional management. Operating costs take 16% of revenue. That nets about Rp 152 million a year, 9.5% of the price, as our estimate and not a guarantee.

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