CANGGU · ID RR-5574

Berawa Private Suite: one-bedroom villa, 67 m², in Berawa

A 67 m² (≈ 720 sq ft) one-bedroom villa with a courtyard pool, stone walls and a glazed living room is going up in Berawa. The lease runs 30 + 20 years, and handover is set for September 2027 at Rp 2.58 bn.

Lokal w projekcie Berawa Private Suite

Leasehold 30 + 20 years
Under construction
Courtyard pool

1bedroom
1bathroom
67 m²house size
52.5 m²plot
Leasehold30 + 20 years

Nieruchomość

What you get

You get one bedroom, a kitchen with an island and a living room that opens onto the courtyard pool. Sliding doors join the living room to the terrace.

The bedroom is finished in timber and stone, with a built-in wardrobe. In Berawa this is a couple's format: guests stay a week or two and pay extra for a private pool.

We use Rp 1.5 million a night, the level for one-bedroom villas with a pool in Canggu. Occupancy is 52% in the base case, 42% cautious and 62% strong. Operating costs take 16% of revenue. The base case leaves about Rp 240 million a year, 9.3% of the price.

Deweloper: Kaluna Development. Wszystkie projekty i warunki

Cena

Rp 2,58 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 30 + 20 years
Plot52.5 m²
FurnitureSemi furnished

Gusti AyuDoradczyni · Rise Real Bali · Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Berawa Private Suite · willa z 1 sypialnią, 67 m²?

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Leave your number in the form below and we'll send this villa's document pack, income numbers at your own occupancy and a recorded call with a broker.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Berawa Private Suite · willa z 1 sypialnią, 67 m²: brutto i netto

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 1.5 million, with operating costs deducted from revenue.

Brutto 11,1%≈ Rp 286 mln rocznie przy obłożeniu 52% i cenie Rp 1,5 mln za noc Netto 9,3%≈ Rp 240 mln rocznie · okres zwrotu ≈ 10,7 lat

16%Operating costs 84%Zostaje na czysto

Przychód z najmu bruttoRp 286 mln11,1% ceny · Rp 1,5 mln za noc, obłożenie 52%
Operating costsRp 45,7 mln16% of revenue · management, tax, wear and upkeep
Zostaje nettoRp 240 mln9,3% ceny · okres zwrotu ≈ 10,7 lat

Scenariusze obłożenia: Berawa Private Suite · willa z 1 sypialnią, 67 m²
Obłożenie	Przychód brutto	Koszty 16%	Netto	% ceny	Okres zwrotu
42%cautious	Rp 231 mln	Rp 36,9 mln	Rp 194 mln	7,5%	13,3 lat
52%base	Rp 286 mln	Rp 45,7 mln	Rp 240 mln	9,3%	10,7 lat
62%strong	Rp 340 mln	Rp 54,5 mln	Rp 286 mln	11,1%	9,0 lat

Our base case is 52% occupancy with professional management. The cautious case is 42% and the strong case 62%.

Skąd te liczby

Dane dewelopera: Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
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 42%, bazowy 52% i optymistyczny 62%.
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

This villa is leasehold, 30 years on the land and a 20-year extension that the database lists. A notary registers your lease after you sign the contract, and the 10% leasehold tax is paid on top of the price. The building approval (PBG) is in progress. The SLF and the NIB rental license can only come after the villa is finished.

Prawo i pozwolenia: Berawa Private Suite · willa z 1 sypialnią, 67 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	30 + 20 yearsThirty years plus a 20-year extension, per the database. From the handover date we count the years left and fix the extension in writing.
Zoning	Commercial (red), per the developerOur request for an RDTR extract goes out before any deposit, to match the developer's zone.
Building approval (PBG)	In progressYou'll get the permit number and an extract from us ahead of the deposit.
Developer	Kaluna developmentWe study the entity and the villas it has completed.
Certificate of occupancy (SLF)	After constructionNo SLF, no rental license. That's why we link your installments to build stages, not dates.
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 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 itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handover	Semi furnishedWhat counts as finish and furniture is listed in a contract 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 Berawa Private Suite · willa z 1 sypialnią, 67 m²?

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

Warunki

Harmonogram wpłat – Berawa Private Suite · willa z 1 sypialnią, 67 m²

ReservationTen percent secures the villa when you book.
Signing and foundationsA quarter at signing, another quarter at the foundations.
RoofThirty percent follows when the roof is complete.
HandoverThe final tenth is due when you take the villa.

These are the developer's installment steps. The 10% leasehold tax is a separate payment.

Położenie

Położenie: Berawa · Canggu

Berawa is Canggu's demand center, with beach clubs, cafés and coworking nearby. In return you accept dense building and slow traffic on narrow roads.

Berawa Private Suite 1BR: stone-walled facades and entrances at dusk — Canggu · Badung · Berawa

Echo Beach≈ 1.6 km, straight line
Seminyak center≈ 5.2 km, straight line
Ngurah Rai Airport≈ 11 km, straight line
Tanah Lot Temple≈ 7.1 km, straight line

Berawa pays off in liquidity and beach access. The bill comes as noise and a crowded rental field.

Berawa · Canggu · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Berawa Private Suite · willa z 1 sypialnią, 67 m²

What does Rise Real Bali charge for the Berawa 1BR villa?

Nothing. You pay the developer's price, and the developer pays our commission. Pre-deposit checks are on us. For this villa we read the lease and its extension clause, compare the commercial zone with RDTR, and ask for the developer's entity, the PBG number and a copy of the permit.

Can I buy the one-bedroom villa without visiting Bali?

Yes. You tour it on Zoom, and a notary acts on your power of attorney. We accept the villa for you at handover in September 2027. Payments follow construction in five steps, and we confirm each stage on site first. The final tenth goes out against the documents.

Where do the yield numbers come from?

The nightly rate of about Rp 1.5 million comes from comparable one-bedroom villas with pools in Canggu. Base occupancy of 52% reflects our segment with professional management. Operating costs take 16% of revenue. It's a Rise Real Bali estimate, not guaranteed income.

Can I pay in installments?

Yes, over five years on the developer's plan: 10% at booking, 25% at signing, 25% at the foundations, 30% at the roof and 10% at handover. Installments cost more than cash, Rp 2.93 bn against Rp 2.58 bn, and the 10% leasehold tax comes on top either way.

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