PERERENAN · ID RR-5741

Tumbak Bayuh by Kaluna: three-bedroom villa, 101 m², Pererenan

The only three-bedroom in the project covers 101 m² on an 83.5 m² plot, with a living room and a courtyard pool. It costs Rp 3.72 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

3bedrooms
101 m²living area
83.5 m²plot
Leasehold30 + 20 years
Nov 2027handover

Property

What you get

This is the senior format of Tumbak Bayuh and the only one of its kind: 101 m² on an 83.5 m² plot. The courtyard is clearly bigger than on the smaller lots, so the pool fits without crowding. We didn't find the 3BR price in the developer's availability chart, and we're confirming it in writing.

A large family or two couples can use it on holiday, and groups of up to six guests can book it when it's rented out. The villa is semi-furnished, with the kitchen, plumbing and pool included, and you furnish it yourself. The rental tax of 10% sits above the price.

The nearest comparable format in the area is a two-bedroom villa, so we price the nights from those and adjust upward for the extra space: about Rp 2.5 million. Occupancy cases are 35%, 45% and 55%, with 45% as the base. Operating costs take 16% of revenue. The base case nets roughly Rp 342 million a year, 9.2% of the price.

Developer: Kaluna Development, all projects and terms

The numbers for this property

Tumbak Bayuh by Kaluna · 3BR villa yield: gross and net

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 2.5 million, set from two-bedroom villas nearby and adjusted for space, less management, tax, wear and upkeep.

Gross 10.9%≈ Rp 407 million a year at 45% occupancy and Rp 2.5 million a night Net 9.2%≈ Rp 342 million a year · payback ≈ 10.9 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 407 million10.9% of price · rate Rp 2.5 million, occupancy 45%
Operating costsRp 65.1 million16% of revenue
Net to youRp 342 million9.2% of price · payback ≈ 10.9 years

Occupancy scenarios: Tumbak Bayuh by Kaluna · 3BR villa
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
35%cautious	Rp 317 million	Rp 50.7 million	Rp 266 million	7.2%	14.0 years
45%base	Rp 407 million	Rp 65.1 million	Rp 342 million	9.2%	10.9 years
55%strong	Rp 497 million	Rp 79.6 million	Rp 418 million	11.2%	8.9 years

The base case is 45% occupancy with professional management; 35% is cautious and 55% 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 2.5 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: 35% cautious, 45% base and 55% 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; 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

This villa sits on a leasehold of 30 years with a 20-year extension, counted from handover. You reserve with a 10% deposit, sign a PPJB and register the lease at a notary. The price of the 3BR still needs the developer's written confirmation, and the PBG and the zone are on our request list.

Ownership and permits: Tumbak Bayuh by Kaluna · 3BR 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 yearsWe count from the day of handover, which leaves the full 30 years with you, plus the extension on paper.
Zoning	Residential, per the developerBecause nightly rental needs tourism zoning, an RDTR extract has to clear this plot first.
Building approval (PBG)	PBG and SLF in progressWe request the PBG number and its copy before you deposit anything.
Developer	Kaluna developmentWe check the entity behind Kaluna and its delivered projects.
Certificate of occupancy (SLF)	After constructionAn SLF unlocks the rental license, so we pace payments to construction stages.
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, poolFurnishing is on you. The finishing specification becomes 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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Hi, I'm Gusti. Want the full price list and payment plan for Tumbak Bayuh by Kaluna · 3BR villa?

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

Terms

Tumbak Bayuh by Kaluna · 3BR villa payment schedule

ReservationReserving this villa takes a deposit of 10% of its price.
Construction stagesFive stage tranches (30, 20, 15, 15 and 10 percent) follow, with stage names requested for this lot.
HandoverYou settle the balance against the documents and our on-site inspection.

Cash prices are in the developer's list. Installments add 1.5–5%, a 10% rental tax goes on top and a bank guarantee costs a 1% admin fee.

Location

Location: Tumbak Bayuh · Pererenan

North of the Pererenan beaches, the area is residential and quiet, with less noise than Batu Bolong. You'll ride to cafés and the sea.

Tumbak Bayuh 3BR: living room with stairs to the upper level and built-in shelves — 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

The entry price beats central Canggu, and the villa has a pool. Beaches and restaurants lie beyond walking distance.

Tumbak Bayuh · Pererenan · Google map

Area guide and all properties

Straight answers

Questions about Tumbak Bayuh by Kaluna · 3BR villa

What does Rise Real Bali charge when I buy the Tumbak Bayuh 3BR?

Nothing. Kaluna covers our commission and you pay the villa's price. We fund the checks ahead of the deposit: the 30 + 20 lease, the zone against RDTR, the PBG number and the company. We also confirm the 3BR price with the developer in writing.

Can I buy the 3BR villa without flying out?

Yes. We tour it on Zoom, and a notary acts under your power of attorney. The villa is under construction, with handover stated for November 2027. We check each stage on site, and the last payment follows the documents and our acceptance of the villa.

Where do the yield numbers come from?

No three-bedroom comparables exist nearby, so we take the nearest format, two-bedroom villas, and adjust upward for space. That gives about Rp 2.5 million a night. The base case assumes 45% occupancy with professional management, and costs take 16% of revenue. The result is roughly Rp 342 million a year, 9.2% of the price, as our estimate.

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