True Real Estate · Bali Investment

Off-Plan Properties
Under Construction

11 pre-construction opportunities across Bali — personally vetted by True Real Estate. Ranked by net annual yield.

11
Properties
7.7–14.8%
Net Yield Range
$113K–$390K
Entry Price
Q2 2026–Q4 2029
Completion
9 / 11
Above 10% kill-rule
14.8%
Highest net yield (Royal Oasis)
$113K
Lowest entry price
30%
Min down payment
58.29%
Best 5-year total yield
All Properties — Ranked by Net Yield

Net yield = annual rental income after tax, OTA commission, management fee, and operating costs, divided by purchase price.

#1 · Highest Yield
NEXA Royal Oasis Black 119
📍 Pandawa, South Bali
14.8%
Net Yield
$1,396
Monthly
6.7 yrs
Payback
Price$113,000
Area37 m²
Lease77 years
ADR$108/night
Occupancy78%
5-Yr Yield56.38%
Payment Structure · 30% Down
30%
40%
30%
Q2 2028 ✓ Kill-rule pass
📊 Financial Model 📋 Full Details
#2 · Premium Location
TEUS Amani Melasti 512
📍 Melasti, Bukit Peninsula
12.9%
Net Yield
$2,881
Monthly
7.7 yrs
Payback
Price$267,000
Area53 m²
Lease30+30 years
ADR$192/night
Occupancy69%
5-Yr Yield49.49%
Payment Structure · 77.5% Down
77.5%
22.5%
Q2 2027 ✓ Kill-rule pass
📊 Financial Model 📋 Full Details
#3 · Fastest Completion
Stetsyuk Five Oceans
📍 Canggu, North Bali
12.8%
Net Yield
$1,492
Monthly
7.8 yrs
Payback
Price$140,000
Area43 m²
Lease22+25 years
ADR$115/night
Occupancy78%
5-Yr Yield58.29%
Payment Structure · 100% Up-front
100% at signing
Q3 2026 ✓ Kill-rule pass
📊 Financial Model 📋 Full Details
#4 · Yield Guarantee
Suka Melasti Apt 201
📍 Melasti, Bukit Peninsula
11.7%
Net Yield
$1,226
Monthly
8.6 yrs
Payback
Price$126,000
Area40 m²
Lease37 yrs + extension
ADRLong-term
Occupancy92%
5-Yr Yield49.50%
Payment Structure · 50% Down
50%
50% at handover
Q4 2026 ✓ Kill-rule pass 10% Yield Guarantee*
📊 Financial Model 📋 Full Details
#5 · Yield Guarantee
Suka Melasti Apt 202
📍 Melasti, Bukit Peninsula
11.7%
Net Yield
$1,226
Monthly
8.6 yrs
Payback
Price$126,000
Area40 m²
Lease37 yrs + extension
ADRLong-term
Occupancy92%
5-Yr Yield49.50%
Payment Structure · 50% Down
50%
50% at handover
Q4 2026 ✓ Kill-rule pass 10% Yield Guarantee*
📊 Financial Model 📋 Full Details
#6 · Premium Entry
PARQ Wave Penthouse 44
📍 Jimbaran, South Bali
11.1%
Net Yield
$3,483
Monthly
9.0 yrs
Payback
Price$375,000
Area60 m²
Lease50+30 years
ADR$270/night
Occupancy73%
5-Yr Yield20.38%
Payment Structure · 100% Up-front
100% at signing
Q4 2028 ✓ Kill-rule pass
📊 Financial Model 📋 Full Details
#7 · Ubud Forest Setting
EVDEkimi Silawana Apt 5
📍 Ubud, Central Bali
10.2%
Net Yield
$1,312
Monthly
9.8 yrs
Payback
Price$155,000
Area62 m²
Lease30+25 years
ADR$115/night
Occupancy75%
5-Yr Yield51.06%
Payment Structure · 40% Down
40%
30%
30%
Q4 2026 ✓ Kill-rule pass
📊 Financial Model 📋 Full Details
#8 · Ubud Forest Setting
EVDEkimi Silawana Apt 8
📍 Ubud, Central Bali
10.2%
Net Yield
$1,312
Monthly
9.8 yrs
Payback
Price$155,000
Area59 m²
Lease30+25 years
ADR$115/night
Occupancy75%
5-Yr Yield51.06%
Payment Structure · 40% Down
40%
30%
30%
Q4 2026 ✓ Kill-rule pass
📊 Financial Model 📋 Full Details
#9 · Surf & Sea Views
Big Waves SALT 308
📍 Karangasem, East Bali
10.0%
Net Yield
$3,261
Monthly
10.0 yrs
Payback
Price$390,000
Area78 m²
Lease30+30 years
ADR$400/night
Occupancy67%
5-Yr Yield17.61%
Payment Structure · 30% Down
30%
40%
30%
Q4 2028 ✓ Kill-rule pass
📊 Financial Model 📋 Full Details
#10 · Cliff-Top Location
Lyvin Bingin Resort 36
📍 Bingin, Bukit Peninsula
8.2%
Net Yield
$1,982
Monthly
12.2 yrs
Payback
Price$291,000
Area46 m²
Lease29+25+25 years
ADR$260/night
Occupancy62%
5-Yr Yield9.16%
Payment Structure · 30% Down
30%
40%
30%
Q4 2029 ⚠ Below 10% threshold
📊 Financial Model 📋 Full Details
#11 · Largest Unit
NEXA Uluwatu Townhouse
📍 Uluwatu, Bukit Peninsula
7.7%
Net Yield
$1,613
Monthly
12.9 yrs
Payback
Price$250,000
Area165 m²
Lease30+30 years
ADR$160/night
Occupancy75%
5-Yr Yield30.54%
Payment Structure · 100% Up-front
100% at signing
Q2 2026 ⚠ Below 10% threshold
📊 Financial Model 📋 Full Details
Investment Comparison

Visual analysis across all 11 properties

Net Annual Yield — All Properties

Annual net return as % of purchase price. Red line = 10% minimum threshold (True RE kill-rule).

15% 10% 5% 0% 10% 14.8% Royal Oasis 12.9% TEUS Amani 12.8% Five Oceans 11.7% Suka 201 11.7% Suka 202 11.1% PARQ Wave 10.2% EVDEk Apt 5 10.2% EVDEk Apt 8 10.0% Big Waves 8.2% Lyvin Bingin 7.7% NEXA Uluwatu Above 10% — recommended Below 10% — needs attention
9 out of 11 properties exceed the 10% yield threshold — meaning you'd earn more than your minimum acceptable return. Top 3 picks: Royal Oasis (14.8%), TEUS Amani (12.9%), and Five Oceans (12.8%).

5-Year Total Income as % of Purchase Price

How much rental income you accumulate over 5 years relative to what you paid. Varies by completion date — earlier completions show more rental years in the 5-year window.

60% 40% 20% 0% 58.3% Five Oceans 56.4% Royal Oasis 51.1% EVDEk Apt 5 51.1% EVDEk Apt 8 49.5% Suka 201 49.5% Suka 202 49.5% TEUS Amani 30.5% NEXA Uluwatu 20.4% PARQ Wave 17.6% Big Waves 9.2% Lyvin Bingin
Properties completing in 2026 show 50%+ total 5-year income — because you start earning rent immediately. Properties completing in 2028–2029 still have strong annual yields, but only 1–2 rental years within the 5-year window.

Price vs. Monthly Rental Income

Each property plotted by its purchase price (horizontal) and monthly rental income (vertical). Bigger bubble = higher net yield. Ideal: upper-left quadrant.

$3.5K $2.5K $1.5K $500 $0 $100K $200K $300K $400K ← ideal zone 14.8% Royal Oasis 12.8% Five Oceans 11.7% 10.2% EVDEkimi 12.9% TEUS Amani 7.7% Uluwatu 8.2% 11.1% PARQ Wave 10.0% Big Waves Purchase Price Monthly Income
Green = above 10% yield. The best value cluster is the bottom-left: low price, solid monthly income, high yield. Royal Oasis ($113K) and Five Oceans ($140K) offer the best efficiency for capital invested.
Full Comparison Table

All 11 properties sorted by net annual yield

# Property Location Price Area Net Yield Monthly Payback Down % Completion Lease 5-Yr Yield
1 NEXA Royal Oasis Black 119 Pandawa $113,000 37 m² 14.8% $1,396 6.7 yr 30% Q2 2028 77 yr 56.38%
2 TEUS Amani Melasti 512 Melasti $267,000 53 m² 12.9% $2,881 7.7 yr 77.5% Q2 2027 30+30 yr 49.49%
3 Stetsyuk Five Oceans Canggu $140,000 43 m² 12.8% $1,492 7.8 yr 100% Q3 2026 22+25 yr 58.29%
4 Suka Melasti Apt 201 ★ Melasti $126,000 40 m² 11.7% $1,226 8.6 yr 50% Q4 2026 37 yr+ 49.50%
5 Suka Melasti Apt 202 ★ Melasti $126,000 40 m² 11.7% $1,226 8.6 yr 50% Q4 2026 37 yr+ 49.50%
6 PARQ Wave Penthouse 44 Jimbaran $375,000 60 m² 11.1% $3,483 9.0 yr 100% Q4 2028 50+30 yr 20.38%
7 EVDEkimi Silawana Apt 5 Ubud $155,000 62 m² 10.2% $1,312 9.8 yr 40% Q4 2026 30+25 yr 51.06%
8 EVDEkimi Silawana Apt 8 Ubud $155,000 59 m² 10.2% $1,312 9.8 yr 40% Q4 2026 30+25 yr 51.06%
9 Big Waves SALT 308 Karangasem $390,000 78 m² 10.0% $3,261 10.0 yr 30% Q4 2028 30+30 yr 17.61%
10 Lyvin Bingin Resort 36 Bingin $291,000 46 m² 8.2% $1,982 12.2 yr 30% Q4 2029 29+25+25 yr 9.16%
11 NEXA Uluwatu Townhouse Uluwatu $250,000 165 m² 7.7% $1,613 12.9 yr 100% Q2 2026 30+30 yr 30.54%

★ = 10% yield guarantee under discussion + additional discount available. Net yield figures are projected, not guaranteed.

Payment Structures

How much you pay upfront vs. over construction — lower down payment means better capital efficiency

Down Payment Required by Property

% of total purchase price due at signing. Remainder paid during construction and/or at handover.

Royal Oasis 30% +40% during construction +30% at handover Big Waves SALT 30% +40% during construction +30% at handover Lyvin Bingin 30% +40% during construction +30% at handover EVDEkimi Apt 5 40% +30% during construction +30% at handover EVDEkimi Apt 8 40% +30% during construction +30% at handover Suka Melasti 201 50% +50% at handover Suka Melasti 202 50% +50% at handover TEUS Amani 77.5% +22.5% at handover 100%

NEXA Uluwatu, Five Oceans, and PARQ Wave require 100% at signing — not shown above. See cards above for details.

If capital flexibility matters, Royal Oasis, Big Waves SALT, and Lyvin Bingin require only 30% down — giving you 18–24 months to arrange the balance while the property is built.
Construction Timeline

When each property completes and rental income begins

Q2'26 Q3 Q4 Q1'27 Q2 Q3 Q4 Q1'28 Q2 Q3 Q4 Q1'29 Q2 Q3 Q4 Q1'30 Today NEXA Uluwatu · Q2 2026 ✓ Five Oceans · Q3 2026 Suka Melasti 201 · Q4 2026 Suka Melasti 202 · Q4 2026 EVDEkimi Apt 5 · Q4 2026 EVDEkimi Apt 8 · Q4 2026 TEUS Amani · Q2 2027 NEXA Royal Oasis · Q2 2028 PARQ Wave · Q4 2028 Big Waves SALT · Q4 2028 Lyvin Bingin · Q4 2029
6 properties complete within 2026 — rental income starts this year. If you want the fastest payback cycle, focus on Q3–Q4 2026 completions. If you prefer minimal upfront capital (30% down), the 2028–2029 properties give you 2–3 years to arrange the balance.

Data source: True Real Estate internal analysis. All figures are projections based on current market data and property specifications. Financial models, presentations, and due diligence reports: Master Spreadsheet · Full Notion Page

Net yield = income after 10% tourism tax, 7.5% OTA commission, 20% management fee, 17% operating costs. Projections based on market occupancy rates. Not a guarantee of future returns.

True Real Estate · Bali Investment Advisory

For questions and detailed due diligence, contact your True RE advisor