BALANGAN · ID RR-2448

White Sand Villas: two-bedroom villa, 162 m², above Balangan beach

Two bedrooms, a fireplace lounge, a private pool and a garden fill 162 m² in one of just two villas above Balangan. Sand is 820 meters away, the airport about 25 minutes. The asking price is Rp 5.12 bn on a lease our database gives as 20 years, which we're matching against the land contract.

Unit in White Sand Villas

  • Leasehold 20 years (to confirm)
  • Stage to confirm
  • Own pool
  • 2bedrooms
  • 162 m²living area
  • 192 m²plot (to confirm)
  • Leasehold20 years (to confirm)
  • 820 mto Balangan Beach

Property

What you get

This villa is half of White Sand Villas, a two-house project up on the Balangan plateau. From the gate it's 820 meters to the beach. Dreamland and Jimbaran are both about ten minutes by car, and the drive to Ngurah Rai Airport runs around 25.

You get a 162 m² (≈ 1,745 sq ft) house with two bedrooms, your own pool and a garden. The developer's brochure puts the plot at 192 m², a number we still need to verify. Renders show arches, wooden ceilings, an island kitchen and a fireplace in the lounge. We've requested the finish specification for the contract.

The latest listing record says 20 years of leasehold, while an earlier brochure named about 30 + 20. The price is Rp 5.12 bn. Two bedrooms with a pool suit a couple traveling with friends or a small family, the renter segment our Rp 3.1 million nightly rate reflects. Stage and handover date are still blank in our database.

The numbers for this property

White Sand Villas · 2BR villa yield: gross and net

There's no developer yield to compare against here. We price a night at Rp 3.1 million, what two-bedroom villas fetch along the Uluwatu corridor, then subtract management, tax, wear and upkeep.

Gross 15.5%≈ Rp 791 million a year at 70% occupancy and Rp 3.1 million a night Net 9.3%≈ Rp 475 million a year · payback ≈ 10.8 years
  • Gross rental incomeRp 791 million15.5% of price · rate Rp 3.1 million, occupancy 70%
  • Management companyRp 142 million18% of revenue · market range 15–25%
  • TaxRp 79.1 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 95.0 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 475 million9.3% of price · payback ≈ 10.8 years
Occupancy scenarios: White Sand Villas · 2BR villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 678 millionRp 271 millionRp 407 million8.0%12.6 years
70%baseRp 791 millionRp 317 millionRp 475 million9.3%10.8 years
80%strongRp 904 millionRp 362 millionRp 543 million10.6%9.4 years

Where the numbers come from

Developer's figures
There's no developer yield to compare against here. We price a night at Rp 3.1 million, what two-bedroom villas fetch along the Uluwatu corridor, then subtract management, tax, wear and upkeep.
Nightly rate
Rp 3.1 million, our estimate for the area: AirROI puts average revenue per listing in Balangan at Rp 4.3 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Balangan market runs at 46% across all AirROI listings; Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 60% cautious, 70% base and 80% strong.
Costs
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
Balangan 3.0: 17.6% net at 70% occupancy; Dreamland Villas · 2BR villa: 9.6% net at 70% occupancy; Dreamland Villas · 3BR villa: 9.2% net at 70% occupancy.
Reports and data
AirROI (short-term rental market data, trailing 12 months to July 2026); 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.

Ownership

Ownership & what you actually get

Ownership comes as a leasehold. The term is where the paperwork disagrees: 20 years in the current record against roughly 30 + 20 in an older brochure, and the land lease settles it. Signing goes reservation first, PPJB second, notarized lease last. A PBG extract comes before the deposit. SLF and the rental license arrive once the house is finished.

Ownership and permits: White Sand Villas · 2BR villa
Form of ownershipLeaseholdForeigners 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 term20 years (to confirm)An older developer brochure quoted around 30 + 20 years. The land lease wins, and we clear up the difference first. We count what's left of the term from handover and write any extension into the contract.
ZoningTourism and mixed use, per listing dataThe listing shows Tourism/Mixed zoning. We pull an RDTR extract to confirm it before you pay a deposit.
Building approval (PBG)Stated, copy requestedThe approval shows up in the listing, minus a number or an extract. Both reach you before the deposit.
DeveloperWhiteSand Villas, project company to confirmOur checks cover the company that signs, its track record and the land title chain.
Certificate of occupancy (SLF)To confirmRental licensing needs an SLF first, which is why payments track 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 nomineeNot 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 escrowNone, 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 handoverTo confirmOur records don't list the fit-out. You'll see the specification before signing, attached 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
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Terms

White Sand Villas · 2BR villa payment schedule

  1. ReservationYou put down a deposit on this villa; the developer names the sum.
  2. Construction stagesYou release money stage by stage, on a timetable we request for this villa.
  3. HandoverThe closing payment moves once the documents are in your hands.

Nothing in the developer's materials sets out installments for this villa. When due diligence wraps up, we settle the timetable with the developer, and it becomes a clause in the PPJB.

Location

Location: Balangan · Uluwatu

Below the villa lies a surf beach with stilted warungs, and around it runs a level plateau of residential streets. Jimbaran takes ten minutes, Uluwatu fifteen, and a plot here comes cheaper than one on the southern cliffs.

White Sand Villas: loungers beside the villa pool
Balangan · Badung · Jimbaran
  • Balangan Beach≈ 820 m · 4 min
  • Dreamland≈ 10 min
  • Jimbaran≈ 10 min
  • Ngurah Rai Airport≈ 25 min

You pay less than in Bingin for the same surf and a quicker airport transfer. Expect a crowded plateau, though, with little in the way of local services.

Balangan · Uluwatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 25hotels
  • 17restaurants
  • 3bars
  • 3cafés
  • 2sights
  • 2shops
  • 2spas

Closest places

  • Warung Bamburestaurant · 97 m
  • Balangan spa and beauty salonspa · 109 m
  • Yakurus Warungrestaurant · 114 m
  • Dapur Balanganrestaurant · 120 m
  • Nirmalashop · 121 m
  • The Balanganhotel · 180 m
  • Adinda Balangan Beach Villahotel · 190 m
  • Coconuts Villahotel · 197 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about White Sand Villas · 2BR villa

What does Rise Real Bali charge for this White Sand villa?

Zero. The developer covers our fee, so your cost is the list price and nothing on top. Before any deposit we review the documents at our own expense. For this villa that means reconciling the lease term with the land lease, obtaining the PBG extract and confirming the build stage and handover date. A current price sheet from the developer replaces the older brochure figure.

Can I buy the two-bedroom villa remotely?

You can. A broker tours it with you on Zoom. Once you've issued a proxy, a notary signs on your behalf, and our team deals with handover in Bali. The build stage isn't in our database, so our inspection report records it before the deposit. Before each installment you get fresh photos from the site, and the final payment waits for the documents.

Where do the yield numbers come from?

We start from Rp 3.1 million per night, AirROI's figure for two-bedroom villas in the Uluwatu corridor, since Balangan has no sample of its own. At 70% occupancy, the base case, that grosses Rp 791 million a year and nets Rp 475 million after 40% in costs, or 9.3%. It's an estimate, not guaranteed income.

Who rents a two-bedroom pool villa in Balangan?

Mostly couples traveling together, friends on a surf trip and small families who want a pool of their own without paying for a big clifftop house. Two bedrooms keep cleaning and staffing simple. Our cautious case at 60% occupancy still nets Rp 407 million a year. Short-term letting needs a rental license, which this villa doesn't hold yet.

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