PERERENAN · ID RR-5740

Tumbak Bayuh by Kaluna: two-bedroom villa, 69.5 m², Pererenan

Three of the six villas are this format: 69.5 m², two bedrooms upstairs, kitchen and living room below, and a pool in the courtyard. Each lot is priced at Rp 2.29 bn. Leasehold is 30 + 20 years, and handover is planned for November 2027.

Unit in Tumbak Bayuh by Kaluna · units listed: 3

  • Leasehold 30 + 20 years
  • Under construction
  • Pool courtyard
  • 2bedrooms
  • 69.5 m²living area
  • 48 m²plot
  • Leasehold30 + 20 years
  • Nov 2027handover

Property

What you get

The two-bedroom is the project's main format, with three of six lots. The 69.5 m² house stands on a 48 m² plot, and a glass wall separates the living room from the pool courtyard. Bedrooms are on the upper level, and a kitchen with a table for the whole family sits below.

Two couples or a family with children can use it for holidays and long stays. The villa arrives semi-furnished: the kitchen, plumbing and pool come from the developer, and you choose furniture and appliances. The small plot is the price of a low entry, and a 2BR budget runs well under villas with bigger yards.

We price the nights at about Rp 1.9 million, based on comparable two-bedroom villas nearby and trimmed for the small yard. Occupancy cases are 30%, 40% and 50%, with 40% as the base. Operating costs take 16% of revenue. The base case nets roughly Rp 228 million a year, 10.0% of the price.

Developer: Kaluna Development, all projects and terms

The numbers for this property

Tumbak Bayuh by Kaluna · 2BR villa yield: gross and net

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 1.9 million for a two-bedroom villa with a small yard, less management, tax, wear and upkeep.

Gross 11.8%≈ Rp 271 million a year at 40% occupancy and Rp 1.9 million a night Net 10.0%≈ Rp 228 million a year · payback ≈ 10.0 years
  • Gross rental incomeRp 271 million11.8% of price · rate Rp 1.9 million, occupancy 40%
  • Operating costsRp 43.4 million16% of revenue
  • Net to youRp 228 million10.0% of price · payback ≈ 10.0 years
Occupancy scenarios: Tumbak Bayuh by Kaluna · 2BR villa
OccupancyGross incomeExpenses 16%Net% of pricePayback period
30%cautiousRp 204 millionRp 32.6 millionRp 171 million7.5%13.4 years
40%baseRp 271 millionRp 43.4 millionRp 228 million10.0%10.0 years
50%strongRp 339 millionRp 54.3 millionRp 285 million12.4%8.0 years

Base is 40% occupancy with professional management, cautious is 30% and strong is 50%.

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 1.9 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 · 1BR villa: 9.5% 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

Your 2BR comes with a leasehold of 30 years and a 20-year extension that the contract spells out. Counting begins at handover. Reserve with a 10% deposit, sign a PPJB and register the lease at a notary. Because the plot is listed as residential, we check whether short-term rental fits the zone first.

Ownership and permits: Tumbak Bayuh by Kaluna · 2BR villa
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 term30 + 20 yearsWe start the count at handover, so you hold the whole 30 years, and the extension is a contract clause.
ZoningResidential, per the developerShort-term rental needs tourism zoning, and an RDTR extract settles which one applies here.
Building approval (PBG)PBG and SLF in progressWe ask Kaluna for the PBG number and a copy, and we note the date they send it.
DeveloperKaluna developmentOur review of Kaluna covers the company and the houses it has already delivered.
Certificate of occupancy (SLF)After constructionYour tranches follow stages, since the rental license cannot be issued without an SLF.
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 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 handoverSemi-furnished: kitchen, plumbing, poolFurniture and appliances are your purchase; the finishing spec 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
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Terms

Tumbak Bayuh by Kaluna · 2BR villa payment schedule

  1. ReservationA deposit of 10% takes your lot off the market.
  2. Construction stagesFive tranches (30, 20, 15, 15 and 10 percent) follow building stages, and we ask for the stage names per lot.
  3. HandoverThe final payment follows the document pack and our inspection of the villa.

List prices assume cash. Paying in installments adds 1.5–5%, rental tax of 10% is extra, and a bank guarantee costs a 1% admin fee.

Location

Location: Tumbak Bayuh · Pererenan

A quiet residential pocket north of the Pererenan beaches, calmer than Batu Bolong. Cafés and the sea sit a short scooter ride away.

Tumbak Bayuh 2BR: two-bedroom villa courtyard, pool and a timber canopy over the terrace
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

People pick it for the lower entry price than central Canggu. Without a scooter or car, the beach and restaurants are out of reach.

Tumbak Bayuh · Pererenan · Google map

Area guide and all properties

Straight answers

Questions about Tumbak Bayuh by Kaluna · 2BR villa

What does Rise Real Bali charge when I buy a Tumbak Bayuh 2BR?

Nothing. Kaluna pays us, and you pay Rp 2.29 bn. Checks before your deposit cost you nothing. For the 2BR we read the 30 + 20 lease, compare the zone with RDTR, request the PBG number and check the company. An installment plan runs 1.5–5% above the cash price.

Can I buy a 2BR villa without visiting Bali?

Yes. The viewing runs on Zoom, and a notary signs for you under a power of attorney. The villa is under construction with handover stated for November 2027. We verify each stage on site, so every tranche and the final payment follow what's built.

Where do the yield numbers come from?

We start at about Rp 1.9 million a night, from comparable two-bedroom villas in Pererenan, and trim it for the small yard. The base case assumes 40% occupancy with professional management. Operating costs take 16% of revenue. That nets roughly Rp 228 million a year, 10.0% of the price. It's our estimate, not guaranteed income.

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