Townhouse in Six Stars Complex, Mengwi — 131 m², 2 Bedrooms
Specs
Description
Pro access is under review
We will open yields and demand as soon as we check. Usually within a day. You will get a message in Telegram or by email.
Is this property worth buying
For rental income - a weak option. Suits living or long-term rental.
What to check before the first payment
- Land lease and extension terms - with a notary
- Residential land - no nightly rental to tourists
Is it good to live in
Liveable, with drawbacks: beach is far, can be noisy.
What to check before the first payment
- Land lease and extension terms - with a notary
- Residential land - no nightly rental to tourists
Is it safe?
No obvious risks in the data.
- Occupancy certificate (SLF)
- yes
- Construction
- house ready
- Land lease
- 27 years
- Zone
- yellow - residential
- Developer ADVA
- 2 of 3 projects completed
- Elevation
- Plot 60 m above sea level
- Nature
- earthquakes - medium risk; no risk: floods, landslides, tsunami, volcano
- Access
- road 10 m
- Slope
- gentle, 6%
- River or stream
- 50 mAsk whether the plot floods in the rainy season.
Hazards - InaRISK, roads - OpenStreetMap, slope and sea level - Copernicus
What to check before the first payment
- Land lease and extension terms - with a notary
- Residential land - no nightly rental to tourists
Is it a good place to live?
Liveable, with drawbacks: beach is far, can be noisy
Sun and weather
sunny daysrainy days° - daytime temperature
Wind at the house
April — October: the wind mostly blows from the east and south-east
80% of the time · average 3.4 m/s, light breeze
What it means: windows and terraces facing south-east get the breeze; the opposite side of the house is sheltered. The wind is light: you will still need air conditioning.
Copernicus ERA5-Land hourly data, 7 years. Imagery Esri.
Getting there
- Airport
- 46–52 min
- Canggu
- 19 min
- Ubud
- 53–60 min
- Uluwatu
- 82–98 min
- Sanur
- 48–54 min
Essentials nearby - straight-line, from Google Maps and OpenStreetMap
- International school
- 2.1 km · Children of the World School & Learning Centre
- Beach
- beyond 5 km
- Clinic
- 1.1 km · Maha Sandi Physiotherapy · pharmacy 300 m
- Grocery store
- 350 m · Ari Mart
- Cafés
- 19 within 500 m
- Quiet
- 2 bars and clubs within 300 m · school 120 m away
Where foreign tourists go
Will there be demand?
Only long-term rental is allowed - and there is demand for it nearby. Nightly rental to tourists is not allowed: residential land. 56 similar places nearby rent monthly.
Nightly at neighbours - not allowed for this property
Similar places within 2 km: typically Rp 1.8 M per night, usually from Rp 1.8 M to Rp 2.5 M.
On Airbnb nearby: 12 similar places: typically Rp 1.3 M per night.
2 bedrooms within 2 km: typically Rp 17.5 M per month, usually from Rp 13.1 M to Rp 23 M.
How it is calculated: one month
Approximate, if rented 11 months out of 12. The investment of Rp 4.89 B (price, closing costs and furniture) is spread over 25.3 yrs of leasehold, after which the property returns to the landowner. Costs follow our model, see the calculator below.
What if you rent like the neighbours
Even at the pricier neighbours’ rate the investment does not pay back within the leasehold: that takes from Rp 29.1 M a month.
This villa is 12% above the market - comparing price per m² per year of ownership
Rp 1.3 M per m² per year
market midpoint
Per m² per year = price ÷ floor area ÷ lease term, so different lease terms compare fairly. 6 similar villas within 1 km, rumah123.com listings. Fewer than 30 listings — treat this as a guide, not a market figure.
For sale nearby
How much will it earn?
About 3.0% a year before tax, 2.2% for non-residents. Pays back in about 33 years.
| Low | Typical | High | |
|---|---|---|---|
| Monthly rentalper year before tax | 1.9% | 3.0% | 4.5% |
Developer contacts
Leave your contact and the developer’s manager will message you. Balinsky takes no part in the talks or the transaction.

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Frequently asked questions
How much does Townhouse in Six Stars Complex, Mengwi — 131 m², 2 Bedrooms cost?+
Current asking price is $250,000. Live price is always shown in the card above.
Where is Townhouse in Six Stars Complex, Mengwi — 131 m², 2 Bedrooms located?+
The property is in Mengwi, Bali. Exact coordinates on the map above.
Can a foreigner buy a Bali villa?+
Yes. The deal is closed via leasehold (long-term land lease) at a PPAT notary, or through a PT PMA company.
What is the leasehold term?+
Base term is 27 years. Check extension conditions with the developer.
What land comes with the villa?+
Plot size on request — shown in the card above when available.










































