Pererenan Pool Villa
8 Unit- P-01SoldRp 4.7 Bn
- P-02SoldRp 4.8 Bn
- P-03SoldRp 4.9 Bn
- P-04ReservedRp 5.0 Bn
- P-05ReservedRp 5.0 Bn
- P-06AvailableRp 5.0 Bn
- P-07AvailableRp 5.1 Bn
- P-08AvailableRp 5.2 Bn
Phase 1 — only 12 villas left across 4 product lines
Boutique Bali Villas
Boutique Bali villas. Built for foreign owners.
Small batch villas in Pererenan, Ungasan, Uluwatu, Cemagi, and North Tabanan. From Rp 5 Miliar. Leasehold or freehold via PMA.
Built with the right partners
Audited, banked, and certified
Banking & escrow
- BCA Escrow
- Bank Mandiri
- Permata Bank
Legal & notaris
- Notaris Saka & Partners
- PMA Bali Legal
Design partners
- Studio Saka Bali
- Tropic Atelier
Recognition
- Bali Property Awards 2025
- REI Bali member
- Tropic Magazine A-list
Why Bali, Why Now
The macro window foreign buyers are pricing in
Tourism, currency, and supply data behind the Rp 5–20 Bn buy decision.
6.3M
Foreign tourists in 2025
+22% YoYRp 16,180
USD/IDR rate
Buying power up 14% vs 2020+38%
Canggu/Pererenan price growth
Trailing 36 months184
New foreign-owned villas in 2025
Across Bali's premium areasSources: BPS Bali, Bank Indonesia, REI Bali. Data refreshed quarterly.
Live Inventory
Available now across all 4 villa lines
Real-time. Updated weekly. Reserved units lock at 5% deposit.
12 available · 5 reserved · 9 sold this year
Ungasan Cliff Villa
5 Unit- U-01SoldRp 18.5 Bn
- U-02SoldRp 19.0 Bn
- U-03ReservedRp 19.5 Bn
- U-04AvailableRp 20.0 Bn
- U-05AvailableRp 20.0 Bn
Uluwatu Ocean Villa
6 Unit- O-01SoldRp 11.5 Bn
- O-02SoldRp 11.8 Bn
- O-03ReservedRp 12.0 Bn
- O-04AvailableRp 12.0 Bn
- O-05AvailableRp 12.2 Bn
- O-06AvailableRp 12.5 Bn
North Tabanan Eco Villa
7 Unit- E-01SoldRp 7.5 Bn
- E-02SoldRp 7.7 Bn
- E-03ReservedRp 7.9 Bn
- E-04AvailableRp 8.0 Bn
- E-05AvailableRp 8.0 Bn
- E-06AvailableRp 8.1 Bn
- E-07AvailableRp 8.2 Bn
Investment Calculator
Run your Bali villa numbers
Adjust price, occupancy, nightly rate, and management fee. Get year-1 net, 5/10-year cumulative, and payback in seconds.
= Rp 5.0 Bn
RpBn
75%
0%Bali avg: 65–80%100%
Industry range: $200–$800
USD/ night
25%
Kayon standard: 25%
Net yield by villa line
- Pererenan Pool8–10% net
- Ungasan Cliff10–12% net
- Uluwatu Ocean9–11% net
- Tabanan Eco7–9% net
Industry-standard ranges based on Kayon delivered villas, 2020–2025.
Projected net yield
16.6%
Annual net rental income as a % of purchase price
Payback in6.0yrs
10-yr net$517.4K
Annual grossRp 1.2 Bn$76.7K
Annual netRp 828 M$51.7Kafter mgmt + 10% tax
5-yr net$258.7K
Get the full investment PDF
We'll send your scenario, sensitivity analysis, and the foreigner buyer guide.
Past performance does not guarantee future returns. Tax assumed at 10% rental tax (Indonesia).
Our Villas
Four villa product lines across the 5 booming areas.
Pick the villa that fits your lifestyle and budget. Each one comes with full PMA and permit support.
From Rp 5 Bn
3 leftPererenan Pool Villa
2 bedroom pool villa, 5 minutes walk to the beach. 25 year leasehold.
8–10% net
From Rp 20 Bn
2 leftUngasan Cliff Villa
4 bedroom luxury cliff villa, ocean view, infinity pool. Freehold via Hak Pakai.
10–12% net
From Rp 12 Bn
3 leftUluwatu Ocean Villa
3 bedroom ocean view villa near Padang Padang Beach. 30 year leasehold.
9–11% net
From Rp 8 Bn
4 leftNorth Tabanan Eco Villa
3 bedroom sustainable villa with rice terrace view. Off grid capable.
7–9% net
Your Money Is Safe
Four guarantees, in writing
Rp 5–20 Bn is a serious decision. Here is exactly what we put on paper before you sign.
14-day reservation refund
Reservation deposit fully refundable for 14 days, no questions, no fees. Wired back to source within 5 business days.
Escrow-protected milestones
Construction payments held in BCA escrow account. Released only when independent QS verifies each milestone is complete.
Completion bond
Bank-issued completion guarantee. If we miss handover by more than 60 days, you receive 0.5% of the contract value per month, capped at 5%.
2-year structural + 1-year finish warranty
Roof, foundation, plumbing, electrical: 24 months. Paint, fittings, appliances: 12 months. Lifetime advisory on rental and resale.
Real Track Record
Numbers that prove our experience.
47
Villas delivered
23
Foreign owners
9.2%
Avg net rental yield
Rp 412 Bn
Assets under management
0
Build delays in 2025
ROI Comparison
Where Rp 5 Bn earns the highest 5-year net
Same capital, four asset classes. Numbers reflect 5-year average net returns.
Kayon Bali villa
Top yield- Annual net yield
- 9.2%
- Appreciation (5y)
- 38%
- Total 5y return
- 84%
- Liquidity
- 60–90 days
Bali hotel REIT
- Annual net yield
- 5.4%
- Appreciation (5y)
- 12%
- Total 5y return
- 39%
- Liquidity
- Same day
Singapore condo
- Annual net yield
- 3.1%
- Appreciation (5y)
- 8%
- Total 5y return
- 23%
- Liquidity
- 30–60 days
S&P 500 ETF
- Annual net yield
- 1.5%
- Appreciation (5y)
- 55%
- Total 5y return
- 63%
- Liquidity
- Same day
Bali villa figures based on Kayon's owner-reported data 2020–2025. External figures are 5-year trailing public benchmarks.
How It Works
Five steps from first chat to handover.
Simple, transparent, and proven across 47 delivered villas.
Discovery Call
A 30 minute chat about your goals, budget, and area preference. Free and no commitment.
Site Visit
We tour the land, show you finished villas, and walk through PMA and ownership options in person.
Reservation (5%)
Lock your villa with a 5% reservation deposit. Fully refundable for 14 days while we draft your contract.
Contract and Build
Sign the contract with 30% payment, then milestone payments as we build. We send monthly photo updates.
Handover and Management
Final 30% on handover. Keys, all documents, and 1 year of property management to start your rental.
Live deal flow
Recent reservations and sales
A.N.from Hong KongreservedPererenan Pool Villa#P-05— 9 days agoD.R.from AustraliareservedNorth Tabanan Eco Villa#E-03— 10 days agoC.Y.from SingaporereservedUluwatu Ocean Villa#O-03— 11 days agoK.T.from AustraliareservedPererenan Pool Villa#P-04— 13 days agoM.S.from SingaporereservedUngasan Cliff Villa#U-03— 26 days agoR.D.from UKsoldUngasan Cliff Villa#U-02— 123 days agoT.H.from AustraliasoldUluwatu Ocean Villa#O-02— 158 days agoE.B.from NetherlandssoldNorth Tabanan Eco Villa#E-02— 162 days agoL.W.from GermanysoldPererenan Pool Villa#P-03— 171 days agoW.L.from Hong KongsoldUngasan Cliff Villa#U-01— 208 days agoA.N.from Hong KongreservedPererenan Pool Villa#P-05— 9 days agoD.R.from AustraliareservedNorth Tabanan Eco Villa#E-03— 10 days agoC.Y.from SingaporereservedUluwatu Ocean Villa#O-03— 11 days agoK.T.from AustraliareservedPererenan Pool Villa#P-04— 13 days agoM.S.from SingaporereservedUngasan Cliff Villa#U-03— 26 days agoR.D.from UKsoldUngasan Cliff Villa#U-02— 123 days agoT.H.from AustraliasoldUluwatu Ocean Villa#O-02— 158 days agoE.B.from NetherlandssoldNorth Tabanan Eco Villa#E-02— 162 days agoL.W.from GermanysoldPererenan Pool Villa#P-03— 171 days agoW.L.from Hong KongsoldUngasan Cliff Villa#U-01— 208 days ago
Owners Say
Stories from foreign buyers who own with us.
“The PMA setup felt scary from Sydney, but the Kayon Villas team handled everything. We closed remotely and our Pererenan villa was ready 2 weeks early.”
James MitchellAustralian investor · Pererenan
“I looked at 12 cliff villas in Ungasan. None had the build quality and the freehold structure that Kayon Villas offered. Worth every Rupiah.”
Sarah ChenSingapore investor · Pererenan
“We use our Uluwatu villa 3 months a year and rent it the rest. Yields hit 10.4% in year one. The team manages it like it was their own home.”
Lukas WeberEuropean lifestyle buyer · Ungasan
“Hong Kong buyers worry about scams in Bali. Kayon Villas gave clear contracts, real timelines, and a finished villa exactly as promised. I bought a second one.”
Wendy LauHong Kong investor · Tabanan
Featured in
The Bali Sun
Property Report SE Asia
Tropic Magazine
Bali Property Awards 2025
Coconuts BaliCommon Questions
What foreign buyers usually ask.
Quick answers to the most common questions from new owners.
Buyer Guide
Get the full price list and floor plans
PDF brochure: 28 pages, all 4 villa lines, current pricing, payment plans, ROI projections, and the foreigner buyer checklist.
- Current price list across all 4 villa lines
- Floor plans, land titles, and 30/70 payment plans
- 5- and 10-year ROI projections per villa
- Foreigner ownership checklist (PMA, leasehold, escrow)
Ready to own in Bali?
Your Bali villa journey can start this week.
WhatsApp us for a brochure or book a free 30 minute discovery call. No commitment.
Reply within 2 hours during business hours.