The thesis
A tight 102 sqm build on 120 sqm land signals a yield-first villa, not a lifestyle villa. The proximity to Melasti plus gated-complex security is what makes this pricing defensible – standalone villas at this land footprint routinely discount versus gated peers.
Positioning
The strongest read is short-term rental with a local operator. Expect 8–12% net yield once stabilised, with ADR moving with Bukit-wide seasonality. Capital appreciation upside is modest at this tier; the investment thesis is cash-flow, not speculation.
Legal structure notes
Ownership structure not disclosed in the public feed. For foreign investors, confirm: is the land title HGB (PMA holding) or long-term leasehold? If leasehold, what is the remaining term?
Yield modelling
No yield projection disclosed. Our modelling for Bukit gated-complex villas of this size suggests ADR $150–$220 in high season, $80–$130 shoulder, with 65–75% occupancy for well-managed units.
What is included
- Ocean-view orientation
- Gated complex
- 2 minutes to Melasti Beach
- Walkable to restaurants and shops
Risk factors
- Small land footprint limits future expansion or replacement flexibility
- Ownership structure ambiguity
- Gated-complex operator risk – HOA fees and governance may shift
- Bukit mid-tier villa supply is growing faster than demand in some sub-corridors