CANGGU · ID RR-5573

AWWA Boutique Hotel: one-bedroom apartment, 33 m², in Berawa, Canggu

A 33 m² one-bedroom with a kitchen sits inside a hotel that already hosts guests in Berawa. It costs Rp 2.14 bn, the leasehold runs to 2051 plus 25 years, and the 25 m pool has an artist-painted floor. The building finished in 2025, so you inspect a real unit instead of a render.

Lokal w projekcie AWWA Boutique Hotel

Leasehold 25 + 25 years
Operating hotel
Adults only

1bedroom
33 m²apartment size
25 mshared pool
Leaseholdto 2051 + 25 years
Readybuilding finished and open

Nieruchomość

What you get

The 33 m² apartment is the one layout AWWA has for sale. The bed sits in a niche by the window, a dining table fits next to it, and a kitchen corner with a fridge opens toward the terrace. You pick between two room categories: level with the pool, or upstairs with a water view.

The hotel runs adults-only, so the typical guest is a couple. Berawa Beach, coworking spaces and clubs all sit close. The land carries a tourism zone and a lease to 2051 plus 25 years. We're requesting the management contract and the rental license status.

Here's how we model this unit. We use Rp 1.5 million a night, the level of a one-bedroom in Canggu, and the hotel format shows up in the costs. Occupancy: 43% base, 33% cautious, 53% strong. Operating costs take 20% of revenue. The base case leaves about Rp 189 million a year, 8.8% of the price.

Cena

Rp 2,14 mld

Developer's price. The developer pays our commission.

Cena w rupiach indonezyjskich (IDR). Cennik dewelopera przeliczamy na rupie po jednym stałym kursie dla całej strony (17 700 IDR za jednostkę waluty cennika). Ostateczną kwotę do zapłaty ustala umowa sprzedaży. Model przychodu to szacunek Rise Real Bali, stawka i obłożenie – według porównywalnych nieruchomości w okolicy z profesjonalnym zarządzaniem.

OwnershipLeasehold 25 + 25
StageBuilt and handed over
Size33 m²
RoomsAdults-only hotel

Gusti AyuDoradczyni · Rise Real Bali · Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla AWWA Boutique Hotel · apartament z 1 sypialnią, 33 m²?

Zadaj własne pytanie

Wyślij zapytanie

We'll send the document pack for this unit, a yield model at your occupancy and a recorded call with a broker. Write to us on WhatsApp.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – AWWA Boutique Hotel · apartament z 1 sypialnią, 33 m²: brutto i netto

The developer quotes a yield of about 10.7% a year and doesn't say whether that's before or after expenses. Below is our model: a nightly rate of Rp 1.5 million, with the operator's costs, tax, wear and upkeep taken out of revenue.

Brutto 11,0%≈ Rp 236 mln rocznie przy obłożeniu 43% i cenie Rp 1,5 mln za noc Netto 8,8%≈ Rp 189 mln rocznie · okres zwrotu ≈ 11,3 lat

20%Operating costs 80%Zostaje na czysto

Przychód z najmu bruttoRp 236 mln11,0% ceny · Rp 1,5 mln za noc, obłożenie 43%
Operating costsRp 47,2 mln20% of revenue
Zostaje nettoRp 189 mln8,8% ceny · okres zwrotu ≈ 11,3 lat

Scenariusze obłożenia: AWWA Boutique Hotel · apartament z 1 sypialnią, 33 m²
Obłożenie	Przychód brutto	Koszty 20%	Netto	% ceny	Okres zwrotu
33%cautious	Rp 181 mln	Rp 36,2 mln	Rp 145 mln	6,8%	14,8 lat
43%base	Rp 236 mln	Rp 47,2 mln	Rp 189 mln	8,8%	11,3 lat
53%strong	Rp 291 mln	Rp 58,2 mln	Rp 233 mln	10,9%	9,2 lat

The base case is 43% occupancy under hotel management, with 33% as the cautious case and 53% as the strong one.

Skąd te liczby

Dane dewelopera: The developer quotes a yield of about 10.7% a year and doesn't say whether that's before or after expenses. Below is our model: a nightly rate of Rp 1.5 million, with the operator's costs, tax, wear and upkeep taken out of revenue. Pokazujemy tak, jak podaje deweloper. Nie wchodzi to do naszego modelu.
Cena za noc: Rp 1,5 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 33%, bazowy 43% i optymistyczny 53%.
Koszty: 20% 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.

Poproś o wyliczenie na WhatsApp

Własność

Jakie prawo kupujesz i w jakim stanie są dokumenty

Your right is leasehold on the land to 2051, and the 25-year extension stays an option until we see its terms in the lease. You sign a reservation, pay on the developer's schedule, then take the unit by handover act. The occupancy certificate number appears in the developer's file, and we check the copy. The rental license is the open item.

Prawo i pozwolenia: AWWA Boutique Hotel · apartament z 1 sypialnią, 33 m²
Form of ownership	LeaseholdForeigners 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 term	To 2051 + 25 yearsThe clock counts down to the sale date. The 25-year extension, with its price, goes into the land lease agreement.
Zoning	Tourism zone (pink), per the developerThe developer marks the plot as tourism zone, and we match that to an RDTR extract before you leave a deposit.
Building approval (PBG)	Marked · number requestedThe developer's file shows a PBG tick without a number. We ask for the number and the extract first.
Developer	BIG WAVES DEVELOPMENT, company to confirmOur check covers the company, the land lease and the hotel management agreement.
Certificate of occupancy (SLF)	Issued · SK-SLF-510306-05112025-024The developer quotes the certificate number. We compare the copy with the registry entry before the deposit.
Short-term rental license (NIB)	To confirmAirbnb, Booking.com and other platforms are removing units that don't hold a valid rental license (NIB). In a hotel the license may sit with the operator, so we're confirming who holds it. Until then we model long-term rental only.
Indonesian nominee	Not 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 escrow	None, the market works without itThe hotel already operates. Your protection is the payment schedule plus a handover act signed once we've checked the papers.
Furniture and handover	Turnkey with a kitchenAn inventory of furniture and appliances goes into the contract as an appendix.

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

Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla AWWA Boutique Hotel · apartament z 1 sypialnią, 33 m²?

Zostaw numer WhatsApp – wyślę je jeszcze dziś, razem z wyliczeniem stopy zwrotu netto.09:41

Warunki

Harmonogram wpłat – AWWA Boutique Hotel · apartament z 1 sypialnią, 33 m²

First installmentRp 1.17 bn, following the developer's presentation.
12 monthsTwelve monthly payments of Rp 108 million.
HandoverYou receive the unit by act, after the final payment and our document check.

The developer built this schedule on a Rp 2.47 bn price. Our database shows Rp 2.14 bn for the unit, and we're confirming it against the price list.

Położenie

Położenie: Berawa · Canggu

Berawa packs beach clubs, cafés and coworking into a few blocks. Demand is deep, and so is the congestion on the narrow lanes.

AWWA Boutique Hotel: pool, loungers and the apartment block — Canggu · Badung · Berawa

Berawa Beach≈ 8 min · per the developer
Taman Rekreasi Bethesda≈ 310 m straight-line
Awan Coworking≈ 1.3 km straight-line
Tanah Lot Temple≈ 7.8 km straight-line
Ngurah Rai Airport≈ 10.7 km straight-line

People rent in Berawa because everything they want is around the corner. Expect crowds on the lanes at peak hours.

Berawa · Canggu · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Co jest w pobliżu

Okolica

Do 1 km od nieruchomości

134hotels
44restaurants
26cafés
8shops
8sights
6spas
3clinics

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Miejsca i odległości: dane OpenStreetMap, © autorzy OpenStreetMap. Odległości w linii prostej od nieruchomości.

Konkretne odpowiedzi

Pytania o AWWA Boutique Hotel · apartament z 1 sypialnią, 33 m²

What does Rise Real Bali charge when I buy the AWWA 1BR?

Nothing. The developer pays our commission, and the checks before your deposit are on us. For this apartment we verify the lease to 2051, the hotel management contract and the rental license. We also ask for the developer's company details and the PBG number.

What yield does the developer promise?

The presentation shows about 10.7% a year and a 9.3-year payback at 60–75% occupancy. It doesn't say whether the figure comes before or after expenses. We leave that number out of our model and run our own at 43% occupancy and 20% costs.

Where do the yield numbers come from?

We start from about Rp 1.5 million a night, which fits a Canggu one-bedroom, and adjust it for a hotel-run unit. The base case assumes 43% occupancy and 20% of revenue for costs. The result is a Rise Real Bali estimate, not a guarantee of income.

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