PERERENAN · ID RR-5749

Watu Tula: one-bedroom villa, 70 m², in Pererenan

At 70 m² (≈ 750 sq ft) on a 52 m² plot, this one-bedroom villa is the entry point to Watu Tula. The living-kitchen room opens to a terrace. Tourism zone, 30 + 25 year lease, handover May 2027. The price is Rp 2.92 bn.

Unit in Watu Tula · units listed: 2

Leasehold 30 + 25 years
Under construction
Management 20%

1bedroom
1bathroom
70 m²house size
52 m²plot
Leasehold30 + 25 years

Property

What you get

The 70 m² villa gets you into the project. Living room and kitchen share the ground floor, and the bedroom sits on the second level, reached by the spiral staircase you see in the living room renders.

Couples and remote workers take this format for weeks at a time. The nightly rate is lower than a large villa's, but occupancy runs steadier.

We assume about Rp 1.3 million a night, taken from studios in the area, since the catalog has no one-bedroom villas in Pererenan. Occupancy: 66% base, 56% cautious, 76% strong. Operating costs of 16% of revenue leave the base case with roughly Rp 269 million a year, 9.2% of the price.

Price

Rp 2.92 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.

OwnershipLeasehold 30 + 25
ZoningTourism zone (W)
Plot52 m²

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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Message us any time. You'll get this villa's documents, a yield estimate at the occupancy you set, and a recorded call with a broker.

The numbers for this property

Watu Tula · 1BR villa yield: gross and net

The developer doesn't publish a yield for this villa. Below is our model, using about Rp 1.3 million a night and deducting the management company, tax, wear and upkeep.

Gross 10.9%≈ Rp 320 million a year at 66% occupancy and Rp 1.3 million a night Net 9.2%≈ Rp 269 million a year · payback ≈ 10.9 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 320 million10.9% of price · rate Rp 1.3 million, occupancy 66%
Operating costsRp 51.2 million16% of revenue
Net to youRp 269 million9.2% of price · payback ≈ 10.9 years

Occupancy scenarios: Watu Tula · 1BR villa
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
56%cautious	Rp 271 million	Rp 43.4 million	Rp 228 million	7.8%	12.8 years
66%base	Rp 320 million	Rp 51.2 million	Rp 269 million	9.2%	10.9 years
76%strong	Rp 368 million	Rp 58.9 million	Rp 309 million	10.6%	9.4 years

Professionally managed, the villa books 66% in our base case, 56% in the cautious case and 76% in the strong one.

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 1.3 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: 56% cautious, 66% base and 76% 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

Your lease on this villa lasts 29 years and 11 months, extendable by 25 years with priority. We count from handover and record the extension in the contract. A PPJB follows our checks, then the lease at a notary. The permit is in process.

Ownership and permits: Watu Tula · 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 + 25 yearsThe base term is 29 years and 11 months, with a priority 25-year extension. We count the remainder from handover and put the extension terms in the contract.
Zoning	Tourism zone (W), per the developerAn RDTR extract confirms the zone before your deposit.
Building approval (PBG)	In processWe ask for the permit number and its extract ahead of the deposit.
Developer	PT Rumah ArchipelagoWe check the company and the projects it has handed over.
Certificate of occupancy (SLF)	After constructionThe rental license waits on the SLF, so your payments follow building 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	Contents 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 Watu Tula · 1BR villa?

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

Terms

Watu Tula · 1BR villa payment schedule

ReservationA reservation deposit holds the villa; we're confirming the amount.
Construction stagesTranches follow building stages, and we request the schedule for your villa.
HandoverYour last payment goes out against the document pack.

No payment plan appears in the developer's materials. We fix one in the PPJB once due diligence is done.

Location

Location: Pererenan · Canggu

Rice fields, a beach and cafés sit minutes from here by scooter, which keeps a one-bedroom easy to rent. Land is cheaper than Berawa, and the neighbors keep building.

Watu Tula 1BR: row of villas with glass facades and a green field — Pererenan · Badung · Mengwi

Echo Beach (straight line)≈ 0.9 km
Tanah Lot Temple (straight line)≈ 4.7 km
Seminyak center (straight line)≈ 7.2 km
Ngurah Rai Airport (straight line)≈ 12 km

You pay less than in Berawa for the same Canggu access. Supply nearby is growing.

Pererenan · Canggu · Google map

Area guide and all properties

Straight answers

Questions about Watu Tula · 1BR villa

What do you charge for the Watu Tula 1BR villa?

Nothing for you. The developer funds our fee, and you pay the list price. For this villa we check the 29 years 11 months lease with its priority 25-year extension, the W zone against the zoning record, the company details and the permit number before any deposit.

Can I buy this Watu Tula villa without visiting Bali?

Yes. You see it over video, a notary signs under your power of attorney, and we inspect the villa for you. The build is under way for May 2027 handover. We request a tranche schedule, verify each stage, and send the last payment against the documents.

How did you reach the Watu Tula 1BR yield?

We begin with about Rp 1.3 million a night, taken from studios in Pererenan since no comparable one-bedroom villas exist in our catalog. At 66% occupancy under professional management and 16% operating costs, roughly Rp 269 million a year stays, or 9.2% of the price.

Who rents a 70 m² one-bedroom villa in Pererenan?

Couples and remote workers, usually for several weeks. They give up a big villa's space for a quieter street and a short ride to Echo Beach. Their stays are long, so occupancy holds steadier than the nightly rate suggests.

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