PERERENAN · ID RR-5748

Watu Tula: one- and two-bedroom villas in Pererenan

Fourteen villas in a glass-fronted row make up Watu Tula in Pererenan: one bedroom at 70 m² (≈ 750 sq ft) and two bedrooms at 105 m² (≈ 1,130 sq ft). The land sits in the tourism zone, with a 30 + 25 year lease. Prices start at Rp 2.92 bn.

Leasehold 30 + 25 years
Under construction
Management 20%

1–2bedrooms
70–105 m²villa sizes
14villas in the project
Leasehold30 + 25 years
May 2027handover

Property

What you get

Watu Tula is a terrace of 14 villas in Pererenan, in Mengwi district. The 1BR villa takes 70 m² on a 52 m² plot, and the 2BR takes 105 m² on a 55 m² plot. Some villas face the rice fields.

The renders show full-height glass facades, a kitchen and living room with a marble counter and a spiral staircase up to the second level. The developer's own management company runs the villas for 20% of revenue, and you can replace it. Handover is planned for May 2027.

The land is in the tourism zone (W). The lease is 29 years and 11 months, with a 25-year extension marked as priority. The 70 m² 1BR costs Rp 2.92 bn and the 105 m² 2BR costs Rp 3.63 bn. The PBG and SLF are in process, and we're requesting the payment schedule.

Price

from 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.

DeveloperPT Rumah Archipelago
StageUnder construction
OwnershipLeasehold 30 + 25 years
Units in the complex14 villas

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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

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Enter your number below. We'll respond with the developer's list, plans for both villa types and a yield model for your pick.

Developer price list

Watu Tula: 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	70 m²	1	Rp 2.92 bn	with numbers →
2BR villa	105 m²	2	Rp 3.63 bn	with numbers →

Developer data supplies these two prices and sizes. We confirm the list and availability once you reserve.

Ownership

Ownership & what you actually get

A lease of 29 years and 11 months comes with a priority 25-year extension. The count runs from handover, and the contract records the extension. The PPJB comes before the lease deed at a notary. The PBG is in process, and the SLF follows construction.

Ownership and permits: Watu Tula
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?

Leave your WhatsApp and I'll send them today.09:41

Terms

Watu Tula 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's materials give no payment plan, so we agree one and write it into the PPJB after our checks.

Location

Location: Pererenan · Canggu

Pererenan extends Canggu quietly: rice fields, a beach and cafés a few minutes away by scooter. Land costs less than in Berawa, though building moves fast.

Watu Tula: 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

Buyers get a balance of price and Canggu proximity. More construction and more supply are already nearby.

Pererenan · Canggu · Google map

Area guide and all properties

Straight answers

Questions about Watu Tula

What does Rise Real Bali charge when I buy at Watu Tula?

Zero. PT Rumah Archipelago pays the commission, and you pay its list price. Ahead of the deposit we study the 29 years 11 months lease and 25-year extension, compare the tourism zone with the zoning record, research the company and ask for the permit number.

Can I buy a Watu Tula villa from abroad?

Yes. We do the viewing by video, and a notary signs under your power of attorney. We take over the villa for you. Handover is set for May 2027, so we tie each tranche to a building stage we verify in person, and the closing payment follows the paperwork.

Which Watu Tula villas are for sale, and at what price?

Two types: a 70 m² 1BR for Rp 2.92 bn and a 105 m² 2BR for Rp 3.63 bn. Of the 14 villas only a few remain, and some face the rice fields. We confirm availability and the exact lot before you reserve, since statuses change quickly.

Who manages rentals at Watu Tula?

The developer's management company, at 20% of revenue, and you can switch it. The yield models sit on the 1BR and 2BR pages with their rate and occupancy inputs. The rental license (NIB) follows the SLF. The PBG and SLF are in process, and we check their status.

Units in this project