PERERENAN · ID RR-5750

Watu Tula: two-bedroom villa, 105 m², in Pererenan

A two-bedroom villa of 105 m² (≈ 1,130 sq ft) on a 55 m² plot, with a double-height living room and a kitchen with a marble counter. Tourism zone, 30 + 25 year lease, handover May 2027. It costs Rp 3.63 bn.

Unit in Watu Tula · units listed: 2

Leasehold 30 + 25 years
Under construction
Management 20%

2bedrooms
2bathrooms
105 m²house size
55 m²plot
Leasehold30 + 25 years

Property

What you get

The 105 m² villa is the largest in the project. Some villas face the rice fields, and we'll confirm the view for your lot.

Two bedrooms suit a family or two couples. Glass facades bring in light, and we're asking for the sound insulation spec.

The model uses about Rp 2.5 million a night, the level of the two-bedroom villa row in Pererenan. Occupancy: 45% base, 35% cautious, 55% strong. After operating costs at 16% of revenue the base case yields about Rp 342 million a year, 9.4% of the price.

Price

Rp 3.63 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)
Plot55 m²

Gusti AyuBroker · Rise Real Bali · On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Watu Tula · 2BR villa?

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Use WhatsApp or Telegram to reach us, and we'll return the papers, a yield model at your preferred occupancy and a broker call recording.

The numbers for this property

Watu Tula · 2BR villa yield: gross and net

The developer doesn't publish a yield for this villa. Below is our model: a rate near Rp 2.5 million a night minus operating costs.

Gross 11.2%≈ Rp 407 million a year at 45% occupancy and Rp 2.5 million a night Net 9.4%≈ Rp 342 million a year · payback ≈ 10.6 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 407 million11.2% of price · rate Rp 2.5 million, occupancy 45%
Operating costsRp 65.1 million16% of revenue
Net to youRp 342 million9.4% of price · payback ≈ 10.6 years

Occupancy scenarios: Watu Tula · 2BR villa
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
35%cautious	Rp 317 million	Rp 50.7 million	Rp 266 million	7.3%	13.6 years
45%base	Rp 407 million	Rp 65.1 million	Rp 342 million	9.4%	10.6 years
55%strong	Rp 497 million	Rp 79.6 million	Rp 418 million	11.5%	8.7 years

We expect 45% base occupancy with professional management, 35% in a cautious year and 55% in a strong year.

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; 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

The villa is leased for 29 years and 11 months, with a 25-year extension that carries priority. Handover starts the clock, and the contract fixes the extension. After our checks you sign a PPJB, then the lease deed at a notary. The SLF waits until construction ends.

Ownership and permits: Watu Tula · 2BR 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 · 2BR villa?

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

Terms

Watu Tula · 2BR 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.

The developer publishes no payment plan. We settle one after due diligence and record it in the PPJB.

Location

Location: Pererenan · Canggu

Pererenan is Canggu's calmer extension, with rice fields, a beach and cafés near. Land costs less than Berawa, and the construction around you is the trade.

Watu Tula 2BR: 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

The pitch is price against Canggu access. The catch is more building and more rival supply.

Pererenan · Canggu · Google map

Area guide and all properties

Straight answers

Questions about Watu Tula · 2BR villa

What does Rise Real Bali charge for the Watu Tula 2BR?

No cost to you. The list price is the developer's and the commission comes from its side. For the 105 m² villa we examine the 29 years 11 months lease and 25-year extension, the tourism zone on the zoning record, the company and the PBG.

Can I buy the 105 m² Watu Tula villa remotely?

Yes. A video tour stands in for the trip, and a notary signs for you. We accept the villa locally. Construction heads to a May 2027 handover, so tranches follow stages we verify on site, and the final one is paid against the papers.

Where do the Watu Tula 2BR yield numbers come from?

We use about Rp 2.5 million a night from two-bedroom villas in Pererenan, with 45% base occupancy, lower than our other cases because rival supply is heavy. After 16% operating costs about Rp 342 million a year remains, or 9.4% of the price. It's an estimate.

Will my Watu Tula villa face the rice fields?

Some villas in the project do. We don't know which lots until the developer confirms, so we ask for the lot, the view and the sound insulation spec before you reserve. Glass facades bring light, and noise from the street is the point to check.

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