CANGGU · ID RR-5591

NOVA Palms by OXO: two-bedroom villa, 189 m², in Canggu

This two-bedroom villa covers 189 m² (≈ 2,030 sq ft), nearly twice what a typical Canggu 2BR offers. A pool runs along the terrace, and the living room and kitchen open to it. The developer lists freehold, held through a PT PMA for foreigners. Price: Rp 10.30 bn.

Lokal w projekcie Willa w Canggu, 189 m²

Freehold
Single-story villa
Pool along the terrace

2bedrooms
189 m²size
Freeholdper the developer
along the terracepool

Nieruchomość

What you get

The house lies along the pool, with both bedrooms and an open living room and kitchen facing the same terrace. It is the only unit in NOVA Palms.

A couple, or two couples on holiday, will find nearly double the usual 2BR floor area. Loungers sit by the water in the shade of the roof overhang. Our rate lands above the average for 2BR villas in the area and below three-bedroom villas.

The model uses roughly Rp 3.5 million a night, higher than a typical Canggu 2BR because of the 189 m² floor area. Occupancy is 80% in the base case, 70% cautious and 90% strong. Subtract operating costs at 16% of revenue and the base case nets about Rp 868 million a year, 8.4% of the price.

Cena

Rp 10,30 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.

OwnershipFreehold via PT PMA
Size189 m²
Rooms2 bedrooms

Gusti AyuDoradczyni · Rise Real Bali · Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla NOVA Palms · willa z 2 sypialniami, 189 m²?

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Reach out on WhatsApp or Telegram. We answer with the paperwork, a yield calculation at your occupancy figure and a recorded broker briefing.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – NOVA Palms · willa z 2 sypialniami, 189 m²: brutto i netto

The developer doesn't publish a yield for this villa. Below is our model, which starts at about Rp 3.5 million a night and deducts the operating costs.

Brutto 10,0%≈ Rp 1,03 mld rocznie przy obłożeniu 80% i cenie Rp 3,5 mln za noc Netto 8,4%≈ Rp 868 mln rocznie · okres zwrotu ≈ 11,9 lat

16%Operating costs 84%Zostaje na czysto

Przychód z najmu bruttoRp 1,03 mld10,0% ceny · Rp 3,5 mln za noc, obłożenie 80%
Operating costsRp 165 mln16% of revenue
Zostaje nettoRp 868 mln8,4% ceny · okres zwrotu ≈ 11,9 lat

Scenariusze obłożenia: NOVA Palms · willa z 2 sypialniami, 189 m²
Obłożenie	Przychód brutto	Koszty 16%	Netto	% ceny	Okres zwrotu
70%cautious	Rp 904 mln	Rp 145 mln	Rp 760 mln	7,4%	13,6 lat
80%base	Rp 1,03 mld	Rp 165 mln	Rp 868 mln	8,4%	11,9 lat
90%strong	Rp 1,16 mld	Rp 186 mln	Rp 977 mln	9,5%	10,5 lat

Our base is 80% occupancy with a professional manager; 70% is the cautious case, 90% the strong one.

Skąd te liczby

Dane dewelopera: Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
Cena za noc: Rp 3,5 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 70%, bazowy 80% i optymistyczny 90%.
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.

Poproś o wyliczenie na WhatsApp

Własność

Jakie prawo kupujesz i w jakim stanie są dokumenty

OXO describes the villa as freehold, and a foreign buyer gets there by way of a PT PMA with a 30 + 20 + 30 year right to build. A PPJB follows our checks. Then the company signs the deed in front of a notary. We continue to chase the permit, the SLF and the rental license status.

Prawo i pozwolenia: NOVA Palms · willa z 2 sypialniami, 189 m²
Form of ownership	Freehold, per the developerForeigners 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	HGB 30 + 20 + 30 years via PT PMAThe PT PMA holds the right: 30 years, extendable by 20 and then by 30. We price the company structure separately and count the remaining term from handover.
Zoning	To confirmWe pull the RDTR extract to see what the plot may be used for, before you pay a deposit.
Building approval (PBG)	To confirmThe permit number and its extract go on our request list ahead of the deposit.
Developer	OXO, legal entity to confirmWe look at the company behind the villa and what it has built.
Certificate of occupancy (SLF)	To confirmThe rental license needs an SLF. We ask for the status and number 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 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	To confirmA list of furniture and appliances becomes an appendix to your 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

Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla NOVA Palms · willa z 2 sypialniami, 189 m²?

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

Warunki

Harmonogram wpłat – NOVA Palms · willa z 2 sypialniami, 189 m²

ReservationA reservation deposit holds the villa; we're confirming the amount.
PaymentsThe developer doesn't publish a schedule, so we request one for this villa.
HandoverThe final payment goes out against the document pack.

No payment schedule appears in the developer's materials. We negotiate one and record it in the PPJB.

Położenie

Położenie: Canggu

Canggu has the strongest demand on Bali and the thickest competition. A two-bedroom villa fills fast here, but it has to stand out among dozens of similar houses.

NOVA Palms 2BR: villa and pool at dusk — Canggu · Badung

Berawa Beach (straight line)≈ 3.5 km
Batu Bolong Beach (straight line)≈ 3.5 km
Ngurah Rai Airport (straight line)≈ 12.5 km

A villa sells and rents faster in Canggu than elsewhere, while guests compare dozens of near-identical homes.

Canggu · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Co jest w pobliżu

Okolica

Do 1 km od nieruchomości

152hotels
58restaurants
22cafés
16sights
14shops
12spas
8gyms

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

Konkretne odpowiedzi

Pytania o NOVA Palms · willa z 2 sypialniami, 189 m²

What do you charge for the NOVA Palms 2BR villa?

Zero for you. The developer's price stands, and OXO covers our commission. Checks before the deposit come out of our pocket: the PT PMA freehold route and its HGB term, the zoning record, the company behind the villa and the building permit number.

Can I buy the NOVA Palms villa without flying to Bali?

Yes. You see the villa over video, and a notary completes the deed under your power of attorney. Our team accepts the property in Canggu. OXO publishes no payment schedule, so we ask for one, and the final transfer waits for the full set of documents.

Where do the NOVA Palms 2BR yield numbers come from?

We work from about Rp 3.5 million a night, the level of comparable Canggu villas, adjusted up for 189 m² of floor area. Assuming 80% occupancy under professional management and 16% operating costs, roughly Rp 868 million a year remains, or 8.4% of the price. Consider it our estimate.

What does buying freehold through a PT PMA involve here?

A foreign-owned company, the PT PMA, holds the land with a right to build of 30 + 20 + 30 years. You own the company. Setup and running costs sit on top of the villa price, so we calculate them separately and show the total before your deposit.

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