CANGGU · ID RR-5572

Akami Villas: five-bedroom villa, 240 m², on a 900 m² plot in Buduk

The 240 m² (≈ 2,585 sq ft) five-bedroom house is the larger of two at Akami Villas, on a 900 m² plot with a pool and room for a big garden. It costs Rp 12.12 bn, on a residential (R) lot with 23 years 11 months of lease plus 25.

Unit in Akami Villas · units listed: 2

  • Leasehold 24 + 25 years
  • Built
  • Private pool
  • 5bedrooms
  • 5bathrooms
  • 240 m²house size
  • 900 m²plot
  • Leasehold24 + 25 years

Property

What you get

The five-bedroom is the project's senior house: 240 m² on 900 m² of land. Plots like that are rare in Canggu, where villas usually stand on 200–400 m².

Five bedrooms suit a big family or a company that rents the house to groups. The photos show timber-rafter roofs and glass from floor to ceiling, so each bedroom gets daylight and a garden view.

Our model starts from Rp 5.8 million a night, the level of villas with three bedrooms and up in Canggu, and we stay at or below the area's range for five bedrooms. Base occupancy is 64%, cautious 54%, strong 74%. Operating costs take 16% of revenue. The base case leaves about Rp 1.13 bn a year, or 9.3% of the price.

The numbers for this property

Akami Villas · 5 bedrooms yield: gross and net

The developer doesn't publish a yield for this villa. Below is our model: Rp 5.8 million a night, then operating costs off the top of revenue.

Gross 11.1%≈ Rp 1.34 bn a year at 64% occupancy and Rp 5.8 million a night Net 9.3%≈ Rp 1.13 bn a year · payback ≈ 10.7 years
  • Gross rental incomeRp 1.34 bn11.1% of price · rate Rp 5.8 million, occupancy 64%
  • Operating costsRp 215 million16% of revenue · management, tax, wear and upkeep
  • Net to youRp 1.13 bn9.3% of price · payback ≈ 10.7 years
Occupancy scenarios: Akami Villas · 5 bedrooms
OccupancyGross incomeExpenses 16%Net% of pricePayback period
54%cautiousRp 1.13 bnRp 181 millionRp 952 million7.9%12.7 years
64%baseRp 1.34 bnRp 215 millionRp 1.13 bn9.3%10.7 years
74%strongRp 1.55 bnRp 249 millionRp 1.31 bn10.8%9.3 years

We assume 64% occupancy with a professional manager. Cautious is 54%, strong 74%.

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 5.8 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: 54% cautious, 64% base and 74% 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 five-bedroom comes as a leasehold: 23 years 11 months on the land, plus a 25-year extension described as guaranteed. You reserve with a refundable deposit, sign before a notary and pay the rest when the keys arrive. The PBG and SLF are in progress, and we ask for both in writing before any money moves.

Ownership and permits: Akami Villas · 5 bedrooms
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 base term of 23 years 11 months carries a 25-year extension. Years left are counted at handover, and the extension goes into the contract in writing.
ZoningResidential (R), per the developerA residential plot needs a separate look for nightly letting. We compare it with the RDTR before the deposit.
Building approval (PBG)In progressAhead of a reservation we gather the permit number and a copy of the approval.
DeveloperOCTO Bali GroupThe entity behind the project and its finished work get our attention.
Certificate of occupancy (SLF)In progressA rental license depends on the SLF, so its status goes in our report before you commit.
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 confirmThe furniture and appliance list is attached to 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 AyuBroker · Rise Real Bali
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Terms

Akami Villas · 5 bedrooms payment schedule

  1. ReservationRp 177 million, refundable, reserves the house.
  2. SigningThe notary signs the contract after our checks pass.
  3. HandoverYou pay the remainder at the notary against the keys.

The five-bedroom follows the same short schedule as its neighbor. We confirm it in the PPJB after our review.

Location

Location: Buduk · Canggu

Buduk sits at the quiet northern end of Canggu, among rice fields and villas. For a five-bedroom the space is welcome, but the beaches need a vehicle.

Akami Villas 5BR: villa facade with a glass-edged pool
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

Large plots and calm explain the appeal. The trade is a longer ride to restaurants and the coast.

Buduk · Canggu · Google map

Area guide and all properties

Straight answers

Questions about Akami Villas · 5 bedrooms

Do I pay Rise Real Bali anything for the Akami 5BR?

No. Rp 12.12 bn is the developer's price, and the developer settles our commission. We pay for the checks that precede a deposit on this house: the lease and its extension clause, the residential zone against RDTR, the developer's entity, and the PBG number with a copy of the approval.

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

Yes. We walk you through the house on Zoom and a notary signs for you under a power of attorney. We accept the keys on your behalf. The house is built, with handover due in October 2026. The refundable Rp 177 million deposit comes first and the notary receives the balance.

How do you work out income for a five-bedroom villa?

We start from Rp 5.8 million a night, taken from comparable villas in Canggu and held at the bottom of that range because five bedrooms are rarer to book. Base occupancy is 64%. Operating costs absorb 16% of revenue. The result is our estimate, not a promise.

Is the 900 m² plot a selling point?

It is. Most Canggu villas stand on 200–400 m², so this lot leaves space for a large pool deck, a lawn and parking. The land is also part of the leasehold, so the extension terms matter for its value. We write them into the contract and check the residential zoning before you reserve.

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