Hera Residence Ungasan

The original plan is unusually specific about the accommodation mix: fourteen two-bedroom villas and a single one-bedroom villa, each with its own swimming pool. The property is in Ungasan on Bali's Bukit Peninsula rather than in central Canggu or Seminyak. Instead of the large garden associated with a traditional detached villa, the design spreads private living space over three levels and puts a rooftop terrace above the bedrooms. A lobby, fitness room, shared workspace, parking and security services are part of the advertised development concept. That can give an owner some of the conveniences of a managed residence while keeping a separate front door and pool; it also creates common facilities that someone must maintain and finance.

The distinction between internal area and total built area matters here. The sole one-bedroom villa is advertised from 119 square metres of total construction, with 83 square metres of interior built area, a plot starting at 65 square metres and a 13-square-metre pool. The standard two-bedroom product starts at 146 square metres of total built area and 80 square metres of land, with 118 square metres identified as interior and a pool starting at eight square metres. These are marketing specifications, not a survey of a particular completed home. They also explain why numbers such as 83 and 118 square metres appear in different descriptions: they refer to the inside of different villa types, not necessarily to a discrepancy in the same unit. Comparing only the headline built areas would hide the amount of open terrace and outdoor space.

There is a clear hierarchy to the floor plan. The enclosed, air-conditioned living room and kitchen occupy the lower level beside the pool. Bedrooms with private bathrooms are one level up; the roof is set aside as an outdoor sitting and dining area. Both plans include an additional service or guest bathroom in the living-level description. This makes the project suited to people comfortable with stairs throughout the day. A rooftop may be where guests spend their evenings, but it is not a substitute for another indoor bedroom or an air-conditioned workroom. Anyone buying for older relatives, small children or guests with limited mobility should judge the stairs, safety details and day-to-day circulation in the actual villa rather than infer comfort from a floor-area figure.

The one-bedroom format may appeal to an owner-occupier who travels alone or as a couple, or to a rental guest group that values privacy more than sleeping capacity. Its larger advertised pool area relative to the two-bedroom type does not make it a larger home; it occupies a smaller plot and has less enclosed room. More importantly, there is only one such villa in the fifteen-unit inventory. Its published starting price is therefore not a reliable indication that an entry-level unit can still be purchased. A buyer needs confirmation of the specific villa number, its present condition, whether it has already been sold or let, and whether the advertised area corresponds to an approved plan and the finished property.

Most of the compound is the two-bedroom layout. Having two en-suite bedrooms upstairs makes this configuration more flexible for couples travelling together or a small family, although suitability still depends on the actual sleeping arrangements and house rules. The open terrace adds a separate place to spend time outdoors; views are promoted from both bedrooms and roof. Neither an ocean-view claim nor images from another villa establish the view from the exact unit on offer, especially where neighbouring plots may change. The private pool is also small compared with a standalone leisure resort pool, and an owner should look closely at shade, filtration, drainage and the practical amount of usable space around it.

Pricing remains an advertised starting point rather than a verified current sales schedule. The project website shows IDR 3.69 billion for the one-bedroom villa and IDR 4.2 billion for a two-bedroom villa. Those figures were still displayed when checked on 21 October 2026, but the same page retains construction-era promotions and payment language. It is not possible to confirm live stock, discounts, the condition of a particular villa or the full price of acquiring its contractual rights from those statements alone. A quotation for a real unit should identify its number, furnishings, any management obligations, taxes and fees, and the unexpired period of the lease being transferred or granted.

The lease is the most consequential unresolved number. A summary on the official site says 24 years, yet the detailed sections for both villa types say 23 years. The initial date, expiry date and any further term have not been verified from an agreement. This is not the same issue as deciding whether a holiday rental will have two or three bathrooms: it defines the life of the interest being purchased and affects what can be passed to a future buyer. A contractual lease should not be described as foreign ownership of the land. Indonesian land titles, the landholder's powers to grant use and the buyer's eligibility for a proposed structure all have to be understood separately. No renewal should be treated as assured without the contractual language that makes it enforceable.

Another complication is that the sales website describes a memorandum, a notarial review and the signing of a lease, but also refers to an Akta Jual Beli, an Indonesian sale-and-purchase deed. Those are not interchangeable descriptions of the same legal act. It may be imprecise marketing copy, but it leaves the reader without a dependable explanation of the actual conveyance route. The identity of the land-right holder, the party selling or assigning the lease, the party receiving funds and the documents signed at completion should form a single consistent chain. The advertised assertion that the buyer only pays a one-percent notarial fee is likewise not a verified estimate of every tax and transaction expense in a real purchase.

Construct Bali has a traceable, narrower role. In January 2025 it announced a contract to build the fifteen-villa development, and its own project page says it is working with developers. Neither statement names the entity that owns the land rights or undertakes the sale to an overseas buyer. Construct Bali should therefore be recognised as the publicly identified construction contractor, not silently promoted to the developer of record. The sales site also sets out indicative warranty periods for engineering installations, finishes and structural work. Those are useful questions to take into a handover review, but without signed warranty provisions there is no basis to assume who will remedy defects, when the warranty clock started or whether benefits transfer with the lease.

Guest accommodation listings provide a second lens that brochures cannot. Yolla Bali openly offers a two-bedroom Hera Residence villa for short stays and identifies itself as its manager. Other related booking listings appear under Hera Residence Villas and Hera Boutique Villas, including a Booking.com listing run by Ulu Tropics. These should be understood as evidence of operators marketing particular accommodation, not proof that one mandatory management company controls all fifteen villas. Depending on the owners' agreements, rental commissions, cleaning charges, booking access, self-use dates and furnishing replacement could differ substantially. The buyer of a rented unit also needs to know which existing reservations and operational commitments would survive a transfer of rights.

A recent Airbnb host has been more candid than the original sales presentation about one aspect of the surroundings: construction on neighbouring properties may be visible, and daytime work may be audible. The notice relates to that advertised stay; it does not establish the noise conditions of every villa or predict how long the work will last. But it is relevant to an owner hoping for a quiet personal retreat or dependable guest reviews. The condition of nearby plots also affects privacy and how long a terrace outlook is likely to remain open. The project promotes sea views, yet an investor should assess sightlines from the chosen bedrooms and roof rather than infer a guaranteed ocean panorama throughout the residence.

The address has not been pinned down to a verified parcel. A video published by the Hera Ungasan project account specifies Jl. Villa Kencana, Banjar Wijaya Kusuma, Ungasan, Kuta Selatan, Badung. A Booking.com accommodation listing instead gives Jl. Villa Kandara in the same banjar. Both connect the name with Ungasan, but the street mismatch prevents a confident plot-level location or coordinates. The wider setting is the southern Bukit coast near the Karma and Melasti beach areas, with beach clubs, resort facilities and routes towards the Uluwatu attractions. Driving times shown in project marketing are useful only as rough context: junctions, site access and traffic can change the journey considerably. Precise vehicle access and the entrance used by guests should be tested on the ground.

Rentability is plausible as a use case because some villas are being promoted for tourist stays, but verified investment performance is a different claim. The project's published yield tables are modelled around assumed room rates, occupancy and operating costs, not audited income from a full year of lettings. Published listings do not tell a prospective buyer how many nights were actually sold, what discounts were used or how much remained after management, housekeeping, pool maintenance, utilities, taxes and periodic repairs. An operator's fee percentage only becomes comparable after examining its scope. And because the asset is marketed as a time-limited lease, resale should be assessed alongside operating income: the interest available to the next buyer will depend on the actual unexpired term and assignability conditions at that date.

The early sales arrangement was geared to a project in progress, with a thirty-percent signing payment, instalments linked to construction and an advertised discount for full upfront payment. That history may explain older listings, but it cannot be carried forward as today's payment plan without fresh written terms. The project was scheduled for completion in February 2026; current booking activity does not supply the missing official building approvals, fitness-for-occupation documentation or a comprehensive handover record. For a completed or partly operational property, the condition of the exact villa, the party's legal authority and the documentary basis for handing over possession should take precedence over a marketing milestone calendar. Cash-flow security and the choice of counterparty deserve as much attention as the floor plan.

Hera Residence has several identifiable strengths as a small residential product: private pools, a defined two-bedroom majority, a three-level layout, shared amenities and a location in Ungasan's southern coastal area. Those characteristics can make sense for personal stays or professionally serviced guest accommodation. They do not eliminate the remaining project-specific questions, notably the correct lease term, the legal seller, the title behind the lease, the exact site, current condition and the contractual approach to rental management. A serious comparison with other Bukit villas should be made on those underlying facts and the exact house available, not on a modelled return or an advertised minimum price that may refer to a single already-allocated unit.