Daria Residence Kedungu

There are two layout families rather than a large catalogue of interchangeable units. Villa 3 is the two-bedroom option with 190 square metres of advertised building area on a 262-square-metre plot. Villas 1 and 2 each have three bedrooms and 225 square metres of building area, but their land parcels differ: 290 square metres for Villa 1 and 259 square metres for Villa 2. The unit-by-unit breakdown is unusually helpful for such a small scheme. It also makes the decision more specific than simply choosing between two and three bedrooms.

The published design includes enclosed, air-conditioned living areas, kitchens, dedicated workspaces, private gardens, swimming pools and parking. Buyers considering a longer stay on the island may find an enclosed living room more practical than an entirely open tropical plan. A separate desk or office also matters when two adults work remotely. None of these advertised features confirms the finishing specification, maintenance cost or suitability for licensed holiday rentals; those are separate questions that require actual plans, equipment schedules and operating arrangements.

Construction is represented as ongoing, with handover targeted for the second quarter of 2027. FazWaz uses June 2027 as the anticipated completion month. A seller-authored listing says work began in July 2025. Those statements broadly point to the same development cycle, yet they do not prove what percentage of the work has been completed in October 2026. There is no independent progress certificate or signed completion undertaking in the public material we found.

One inconsistency needs to be understood before relying on listing filters. The same seller listing that says construction started in July 2025 has a structured field showing the villa as completed in July 2025. That field conflicts with the narrative and with the planned 2027 delivery. We have treated it as inconsistent metadata, not evidence that the house is ready. A current site inspection, dated progress documentation and enforceable handover conditions would be the proper basis for judging delivery risk.

The sales proposition uses the familiar term leasehold, with October 2055 presented as the expiry and a priority to extend mentioned in broker descriptions. For a foreign buyer this is a contractual position, not automatic direct ownership of the land. The exact rights depend on who holds the land title, who grants the lease, when the agreed term began, how an assignment works and what the renewal clause actually says. An extension described in an advertisement is not the same thing as an unconditional future right.

Indonesia distinguishes contractual land leasing from registered land rights. Hak Milik is a form of land ownership that a foreign individual cannot simply take in their own name. Rights such as Hak Pakai and Hak Guna Bangunan have distinct conditions and holders. None of the reviewed Daria Residence listings supplies a land certificate identifying the underlying right and its registered owner. Until the documents are examined, there is no sound basis to describe these villas as foreign-owned freehold property or to validate the proposed lease extension.

Price information is unusually fragmented. The FazWaz project page quoted a minimum of IDR 8.59 billion when checked, while its two-bedroom unit page showed IDR 8.62 billion. A separate seller description put that villa at IDR 8.25 billion even though the same page displayed a higher asking price. The three-bedroom options have their own competing numbers. Betterplace advertises figures in US dollars, which should be read as that agency’s asking prices rather than converted into fixed rupiah equivalents.

Payment terms also vary by house. Villa 1 is marketed with 60% due at the outset and later tranches tied to construction milestones. The advertised initial payment for Villas 2 and 3 is 40%, with a different sequence of progress triggers. That distinction matters when the project is not yet handed over. Before paying, a buyer needs to know who independently certifies progress, what happens if the build is delayed and whether the final payment is tied to inspection and defect correction, rather than simply to delivery of keys.

The location is best described as Kedungu, within Tabanan Regency. Local administrative sources place Kedungu Beach in Belalang village, Kediri district, and at least one syndicated sales listing labels the project Belalang. However, a village label does not identify a particular plot. We found no verified street number, land parcel reference or reliable project-specific map point. Consequently, we have not added coordinates, nor treated estimates of travel time to the beach as surveyed distances from the actual site.

A house in this part of Bali could suit someone who prefers a more residential coastal setting to a dense entertainment district. The appeal will depend on the exact road, practical services and the character of neighbouring land. Drainage, vehicular access, construction noise, water provision and reliable internet can affect daily life far more than a generic statement that a location is peaceful. These are not negatives proven against Daria Residence; they are site-specific unknowns that marketing photographs and a neighbourhood map cannot settle.

For an investment-led purchase the key unresolved issue is not a lack of advertised projected returns; it is the absence of a verified operating and legal picture. No rental licence, operator contract, historic occupancy figures or actual net-income record has been supplied. A possible holiday-rental use should therefore be assessed independently, with attention to zoning, permits, running costs and taxation. The villa may prove suitable, but a projected yield on a listing would not establish that conclusion.

The positive feature of this project is its relatively clear physical identity: three separate houses with distinct land and building areas, individual pools and named layouts. It gives a prospective buyer a meaningful starting point for an inspection and a document request. The unresolved side is equally important: an unidentified developer or responsible legal entity, absent project land and building documents, uncertain exact siting and inconsistent commercial terms. Daria Residence Kedungu warrants a closer look only if those points can be answered for the specific villa being offered.