PERERENAN · ID RR-2029

Tumbak Bayuh by Kaluna: 1–3 bedroom villas with pools, Pererenan

Six villas, each with its own pool courtyard, go up in Tumbak Bayuh near Pererenan: one, two and three bedrooms from 35 to 101 m². Leasehold is 30 + 20 years and handover is planned for November 2027. Entry is Rp 1.60 bn.

Leasehold 30 + 20 years
Under construction
Pool courtyard

1–3bedrooms
35–101 m²villa sizes
42–84 m²villa plots
Leasehold30 + 20 years
6villas in the project
Nov 2027handover

Property

What you get

Tumbak Bayuh by Kaluna is a small project of six villas: two with one bedroom, three with two and one with three. Each has a private pool courtyard, and the living room opens onto it through a sliding glass wall. The houses have two levels, with the kitchen, dining and living areas below and bedrooms above. Plots are modest: 42 m² for the 1BR, 48 m² for the 2BR and 83.5 m² for the 3BR.

Villas arrive semi-furnished. The developer supplies the kitchen, the plumbing and a finished pool, while you buy furniture, appliances and textiles, so count them as their own budget line. Kaluna runs management in-house at 15% of revenue, and you can switch managers if you prefer.

Ownership is leasehold for 30 years plus a 20-year extension. Cash prices: 1BR at Rp 1.60 bn, 2BR at Rp 2.29 bn and 3BR at Rp 3.72 bn. The developer adds a 10% rental tax on top. The plot is marked residential, and the PBG and SLF are in progress, so we check the zone and the papers before a deposit.

Developer: Kaluna Development, all projects and terms

Developer price list

Tumbak Bayuh by Kaluna: 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".

Type	Size	Bedrooms	Price	The numbers
1BR villa, lots 4 and 5	35 m²	1	Rp 1.60 bn	with numbers →
2BR villa, lots 1, 2 and 3	69.5 m²	2	Rp 2.29 bn	with numbers →
3BR villa	101 m²	3	Rp 3.72 bn	with numbers →

Prices are cash prices from the developer's list, and an installment plan costs 1.5–5% more. The 10% rental tax comes on top. We confirm lot availability when you reserve.

Ownership

Ownership & what you actually get

Each villa is a leasehold of 30 years with a 20-year extension, and we count the term from handover, not from your purchase. You reserve with a 10% deposit, sign a PPJB and register the lease with a notary. The land is marked residential in the developer's materials, which matters for nightly rental, so zoning heads our list of checks.

Ownership and permits: Tumbak Bayuh by Kaluna
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 yearsThe clock starts at handover, not at purchase, and the 20-year extension goes into the contract.
Zoning	Residential, per the developerNightly rental calls for a tourism zone, so an RDTR extract comes before your deposit.
Building approval (PBG)	PBG and SLF in progressWe request the PBG number and a copy from Kaluna ahead of the deposit.
Developer	Kaluna developmentWe look at the legal entity behind Kaluna and the villas it has delivered.
Certificate of occupancy (SLF)	After constructionPayments follow building stages rather than the calendar, because no SLF means no rental license.
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, poolYou supply furniture and appliances. The finishing specification joins the contract as an 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 payment schedule

ReservationThe reservation deposit is 10% of the villa price.
Construction stagesThe installment plan has five tranches of 30%, 20%, 15%, 15% and 10%, and we request the stage names for your lot.
HandoverYou make the last payment against the document pack and our inspection of the villa.

List prices assume cash. An installment plan costs 1.5–5% more, and the 10% rental tax sits on top of the price. A bank guarantee is possible with a 1% admin fee.

Location

Location: Tumbak Bayuh · Pererenan

This is the calm residential side north of the Pererenan beaches. It's quieter than Batu Bolong, and entry prices sit below Canggu's.

Tumbak Bayuh by Kaluna: 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

Entry costs less than in central Canggu, and each villa gets a pool. You can't walk to the beach or restaurants, so you'll need a scooter or a car.

Tumbak Bayuh · Pererenan · Google map

Area guide and all properties

Straight answers

Questions about Tumbak Bayuh by Kaluna

What does Rise Real Bali charge when I buy at Tumbak Bayuh by Kaluna?

Nothing. Kaluna pays our commission, and you pay its price list. We cover the checks before your deposit, from our own pocket: the 30 + 20 leasehold, the plot's zone against RDTR, the PBG number and the legal entity. You receive a written report with open points listed.

Can I buy at Tumbak Bayuh without being in Bali?

Yes. We show the villas on Zoom, and a notary signs under your power of attorney. Handover is stated for November 2027. The installment plan has five stage tranches, we check each stage on site and release the last payment against the documents and our inspection.

What does the villa price include at Tumbak Bayuh?

Each villa is semi-furnished: a kitchen, plumbing and a finished pool. You buy furniture, appliances and textiles. The 10% rental tax isn't in the price. List prices are for cash, and an installment plan costs 1.5–5% extra. We add the finishing specification to the contract.

Where do the yield numbers come from?

The models live on the unit pages for the 1BR, 2BR and 3BR villas. We take the nightly rate of comparable Pererenan properties and adjust it to the type, then apply occupancy for managed rentals in our segment. Costs come off revenue. The figures are estimates, not guaranteed income.

Units in this project