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.

Unit in Akami Villas · units listed: 2

Leasehold 24 + 25 years
Built
Private pool

4bedrooms
4bathrooms
140 m²house size
420 m²plot
Leasehold24 + 25 years

Property

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.

Price

Rp 5.66 bn

Developer's price. The developer pays our commission.

The price is in Indonesian rupiah (IDR). The developer's price list is converted into rupiah at one fixed site-wide rate (17,700 IDR per unit of the price-list currency). The sale contract sets the final amount you pay. The income model is a Rise Real Bali estimate; rates and occupancy are based on comparable professionally managed properties in the area.

OwnershipLeasehold 24 + 25 years
Plot420 m²
ZoneResidential (R)

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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The numbers for this property

Akami Villas · 4 bedrooms yield: gross and net

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.

Gross 11.3%≈ Rp 640 million a year at 45% occupancy and Rp 3.9 million a night Net 9.5%≈ Rp 537 million a year · payback ≈ 10.5 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 640 million11.3% of price · rate Rp 3.9 million, occupancy 45%
Operating costsRp 102 million16% of revenue · management, tax, wear and upkeep
Net to youRp 537 million9.5% of price · payback ≈ 10.5 years

Occupancy scenarios: Akami Villas · 4 bedrooms
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
35%cautious	Rp 497 million	Rp 79.6 million	Rp 418 million	7.4%	13.6 years
45%base	Rp 640 million	Rp 102 million	Rp 537 million	9.5%	10.5 years
55%strong	Rp 782 million	Rp 125 million	Rp 657 million	11.6%	8.6 years

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

Where the numbers come from

Developer's figures: The developer's materials don't quote a yield, so the model runs on market data only.
Nightly rate: Rp 3.9 million, our estimate for the area: based on comparable professionally managed properties in the area, adjusted for the property type, size and finish.
Occupancy: Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 35% cautious, 45% base and 55% strong.
Costs: 16% of revenue: the property's operating costs.
Comparable listings: BASE Canggu · 1BR villa, 50 m²: 10.0% net at 54% occupancy; BASE Canggu · 1BR villa, 40 m²: 10.0% net at 53% occupancy; White Palm · 2BR villa: 10.0% net at 69% occupancy.
Reports and data: Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (March 2026); Colliers — Bali Hotel Market Report Q2 2026; our 2026 Bali market report; villa yields in Canggu and Pererenan.

This is a Rise Real Bali estimate, not an income guarantee. We rerun the rate and occupancy for your specific unit and manager; property details come from the developer's materials. Our method and what we don't guarantee are explained under legal information.

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Ownership

Ownership & what you actually get

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.

Ownership and permits: Akami Villas · 4 bedrooms
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	24 + 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.
Zoning	Residential (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.
Developer	OCTO 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 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	Package 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 AyuBroker · Rise Real Bali

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Akami Villas · 4 bedrooms?

Leave your WhatsApp and I'll send it today, with the net yield worked out.09:41

Terms

Akami Villas · 4 bedrooms payment schedule

ReservationA refundable deposit of Rp 177 million takes the villa off the market.
SigningThe contract goes to the notary after we've checked the papers.
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.

Location

Location: 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 · Google map

Area guide and all properties

Straight answers

Questions about Akami Villas · 4 bedrooms

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.

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