CANGGU · ID RR-5571

Akami Villas: four-bedroom villa, 140 m², in Buduk

Rp 5.66 bn buys a 140 m² (≈ 1,505 sq ft) villa with four bedrooms, a pool and a garden on a 420 m² plot in Buduk. The zone is residential (R), the lease runs 23 years 11 months plus 25, and the house is already built.

Lokal w projekcie Akami Villas · lokale w katalogu: 2

  • Leasehold 24 + 25 years
  • Built
  • Private pool
  • 4bedrooms
  • 4bathrooms
  • 140 m²house size
  • 420 m²plot
  • Leasehold24 + 25 years

Nieruchomość

What you get

This is the smaller of the project's two houses: 140 m² of living space on a 420 m² plot, enough for a pool and a garden without crowding the terrace.

The bedrooms open onto the pool through sliding glass doors, and timber rafters carry the roof. A family or a group of friends renting long term fits this layout well.

Here's the model. Rp 3.9 million a night is our estimate for a four-bedroom in Canggu. Comparable three-bedroom villas charge more, so the price of the house sets the rate. We run 45% occupancy as the base, 35% cautious and 55% strong, and take 16% of revenue for operating costs. That leaves about Rp 537 million a year, 9.5% of the price.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Akami Villas · willa z 4 sypialniami, 140 m²: brutto i netto

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 3.9 million, with costs deducted from revenue.

Brutto 11,3%≈ Rp 640 mln rocznie przy obłożeniu 45% i cenie Rp 3,9 mln za noc Netto 9,5%≈ Rp 537 mln rocznie · okres zwrotu ≈ 10,5 lat
  • Przychód z najmu bruttoRp 640 mln11,3% ceny · Rp 3,9 mln za noc, obłożenie 45%
  • Operating costsRp 102 mln16% of revenue · management, tax, wear and upkeep
  • Zostaje nettoRp 537 mln9,5% ceny · okres zwrotu ≈ 10,5 lat
Scenariusze obłożenia: Akami Villas · willa z 4 sypialniami, 140 m²
ObłożeniePrzychód bruttoKoszty 16%Netto% cenyOkres zwrotu
35%cautiousRp 497 mlnRp 79,6 mlnRp 418 mln7,4%13,6 lat
45%baseRp 640 mlnRp 102 mlnRp 537 mln9,5%10,5 lat
55%strongRp 782 mlnRp 125 mlnRp 657 mln11,6%8,6 lat

Base occupancy is 45% with a professional manager, against 35% cautious and 55% strong.

Skąd te liczby

Dane dewelopera
Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
Cena za noc
Rp 3,9 mln – nasz szacunek dla lokalizacji: na podstawie porównywalnych obiektów w okolicy z profesjonalnym zarządzaniem, z korektą o typ, powierzchnię i standard wykończenia.
Obłożenie
Hotele na Bali miały w 2025 r. średnio 73,2% obłożenia (Horwath HTL / C9 Hotelworks). Dla najmu z profesjonalnym operatorem liczymy trzy scenariusze: ostrożny 35%, bazowy 45% i optymistyczny 55%.
Koszty
16% przychodu: koszty operacyjne obiektu.
Porównywalne oferty
BASE Canggu · Willa z 1 sypialnią, 50 m²: 10,0% netto przy obłożeniu 54%; BASE Canggu · Willa z 1 sypialnią, 40 m²: 10,0% netto przy obłożeniu 53%; White Palm · Willa z 2 sypialniami: 10,0% netto przy obłożeniu 69%.
Raporty i dane
Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (marzec 2026); Colliers — Bali Hotel Market Report Q2 2026; nasz raport rynkowy Bali 2026; stopa zwrotu z willi w Canggu i Pererenan.

To szacunek Rise Real Bali, a nie gwarancja dochodu. Cenę za noc i obłożenie przeliczamy dla konkretnego lokalu i operatora najmu, dane nieruchomości pochodzą z materiałów dewelopera. Metodę i to, czego nie gwarantujemy, opisujemy w informacjach prawnych.

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Własność

Jakie prawo kupujesz i w jakim stanie są dokumenty

The four-bedroom comes as a leasehold: 23 years 11 months on the land, with a 25-year extension the developer states as guaranteed. A notary registers the deal, and the balance falls due when you take the keys. The PBG and SLF are in progress. We request both before the deposit, because the SLF opens the way to a rental license.

Prawo i pozwolenia: Akami Villas · willa z 4 sypialniami, 140 m²
Form of ownershipLeaseholdForeigners can't hold freehold (Hak Milik) in their own name. The legal routes are leasehold, a right-to-use title (Hak Pakai) for residents with a stay permit, and a foreign-owned company (PT PMA) holding a right to build (HGB).
Lease term24 + 25 yearsThe 25-year extension sits on top of 23 years 11 months. We count what's left from handover and fix the extension terms in your contract.
ZoningResidential (R), per the developerResidential zoning doesn't automatically allow nightly rental. An RDTR extract settles it before you reserve.
Building approval (PBG)In progressWe put the permit number and an extract on our request list ahead of the deposit.
DeveloperOCTO Bali GroupOur review covers the legal entity and the villas it has finished elsewhere.
Certificate of occupancy (SLF)In progressNo SLF, no rental license. We check the status with the developer in writing before you pay.
Short-term rental license (NIB)To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). Until this property gets its license, we model long-term rental only.
Indonesian nomineeNot usedPutting the property in a local person's name is a criminal risk under Perda 4/2026, and you can lose the asset in a dispute. We don't handle these deals.
Developer escrowNone, the market works without itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handoverPackage to confirmFurniture and appliances get listed in an appendix to the contract.
Before you pay a deposit, we check the land, the permits and who is selling, then hand you a written report that lists anything still open.
Gusti AyuDoradczyni · Rise Real Bali
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Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Akami Villas · willa z 4 sypialniami, 140 m²?

Zostaw numer WhatsApp – wyślę je jeszcze dziś, razem z wyliczeniem stopy zwrotu netto.

Warunki

Harmonogram wpłat – Akami Villas · willa z 4 sypialniami, 140 m²

  1. ReservationA refundable deposit of Rp 177 million takes the villa off the market.
  2. SigningThe contract goes to the notary after we've checked the papers.
  3. HandoverThe balance is due at the notary, and the keys come with it.

The developer asks for no stage payments on a finished house. We write the order into the PPJB once due diligence closes.

Położenie

Położenie: Buduk · Canggu

Buduk is a village edge of Canggu, with paddies, villas and open roads. For a four-bedroom that's a plus for quiet, though a car trip stands between you and the sand.

Akami Villas 4BR: facade and pool with a glass edge
Canggu · Badung · Buduk, Mengwi
  • Echo Beach≈ 4.8 km, straight line
  • Tanah Lot Temple≈ 7.5 km, straight line
  • Seminyak center≈ 8.5 km, straight line
  • Ngurah Rai Airport≈ 15 km, straight line

A group of friends gets space and calm here; it gives up the walk-to-the-beach lifestyle.

Buduk · Canggu · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Akami Villas · willa z 4 sypialniami, 140 m²

What will the Akami 4BR villa cost me in agency fees?

Nothing extra. Rp 5.66 bn is the developer's price, and the developer pays us. We cover the pre-deposit work: the 25-year extension clause in the lease, residential zone R against RDTR, and OCTO Bali Group's legal entity, plus the PBG number and an extract of the permit.

Can I buy the four-bedroom villa from abroad?

Yes. You see it on Zoom, and a notary acts under your power of attorney. We take delivery of the house for you. It's built, with keys due in October 2026. The Rp 177 million deposit is refundable, and the balance goes to the notary on the day you get the keys. Each document is checked before money moves.

Where do the yield numbers for this villa come from?

The nightly rate of about Rp 3.9 million comes from comparable managed properties in Canggu, adjusted for four bedrooms. A 45% base occupancy reflects our segment under professional management. Operating costs take 16% of revenue. Rise Real Bali produces these figures as estimates, and nobody guarantees the income.

Can I rent this villa nightly from day one?

Not safely. The zone is residential, and a nightly rental license (NIB) needs the SLF first. Both are in progress. Until you hold them, we model long-term rental only. We track the PBG and SLF with the developer and tell you where each stands before you pay a deposit.

Oferty

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