CANGGU · ID RR-5570

Akami Villas: 4- and 5-bedroom villas with pools in Buduk, Canggu

Two villas, four and five bedrooms at 140 m² and 240 m², each with its own pool, stand in Buduk on the northern edge of Canggu. The lease runs 23 years 11 months with a guaranteed 25-year extension. Prices start at Rp 5.66 bn.

Leasehold 24 + 25 years
Built
Pool at each villa

4–5bedrooms
140–240 m²house size
420–900 m²plot
Leasehold24 + 25 years
2villas in the project
12%management fee, % of revenue

Property

What you get

Akami Villas sits in Buduk, a village in Mengwi just north of Canggu. The project is tiny: one four-bedroom house and one five-bedroom house. The plots are 420 m² and 900 m², generous for the area, with lawn around the pools.

The photos show high roofs on timber rafters, private pools and sliding glass doors in the bedrooms. A partner company manages rentals for 12% of revenue, and you can swap the manager. Our database lists the stage as built, with keys due in October 2026.

The land is zoned residential (R). The lease runs 23 years 11 months plus a guaranteed 25-year extension. The four-bedroom costs Rp 5.66 bn and the five-bedroom Rp 12.12 bn. A refundable deposit of Rp 177 million holds a villa, and you pay the balance at the notary when the keys change hands. The PBG and SLF are still in progress.

Price

from 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.

DeveloperOCTO Bali Group
OwnershipLeasehold 24 + 25 years
Units in the complex2 villas
Management12% of revenue

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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

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Drop your number in the form and the pack comes back with the full OCTO Bali Group price list, plans of both houses and income modeling for either villa.

Developer price list

Akami Villas: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

Type	Size	Bedrooms	Price	The numbers
4BR villa	140 m²	4	Rp 5.66 bn	with numbers →
5BR villa	240 m²	5	Rp 12.12 bn	with numbers →

The developer's materials supply these prices and sizes. At reservation we confirm today's price list and which house is still free.

Ownership

Ownership & what you actually get

Each house sits on a leasehold: the land lease runs 23 years 11 months, and the developer calls its 25-year extension guaranteed. You pay a refundable deposit, sign at a notary and settle the balance when you take the keys. The building approval (PBG) and the certificate of occupancy (SLF) are in progress, and the rental license follows the SLF.

Ownership and permits: Akami Villas
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 base term is 23 years 11 months, and the developer calls the 25-year extension guaranteed. Remaining years run from handover, and the contract spells out how the extension works.
Zoning	Residential (R), per the developerNightly rental in a residential zone needs its own check, so we match the plot against an RDTR extract before any deposit.
Building approval (PBG)	In progressPermit number and an extract: both on our list before a deposit is paid.
Developer	OCTO Bali GroupThe legal entity and the finished projects get a full review.
Certificate of occupancy (SLF)	In progressWithout an SLF there's no rental license, so the paperwork 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 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 confirmAn appendix lists the furniture and the appliances.

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?

Leave your WhatsApp and I'll send them today.09:41

Terms

Akami Villas payment schedule

ReservationA refundable deposit of Rp 177 million holds the villa.
SigningYou sign at the notary once our document checks are done.
HandoverYou pay the balance at the notary and take the keys.

There are no installments: the balance is one payment at handover. We lock that order into the PPJB when the checks finish.

Location

Location: Buduk · Canggu

Buduk is the quiet northern edge of Canggu: rice fields, villas and roads without the Batu Bolong crush. Beaches and clubs take longer to reach than from Berawa.

Akami Villas: villa facade and a 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

People buy in Buduk for quiet and big plots. The cost is a drive to the beach and the cafés.

Buduk · Canggu · Google map

Area guide and all properties

Straight answers

Questions about Akami Villas

Is there a fee for buying at Akami Villas through you?

No. The price list belongs to the developer, who also pays us. We fund the checks that come first: the 23-year-11-month lease and its 25-year extension clause, the residential zone against an RDTR extract, and OCTO Bali Group's legal entity along with the PBG number and a copy of the permit.

Can I buy at Akami Villas without flying to Bali?

Yes. A Zoom tour replaces the site visit, and a notary working under your power of attorney signs. Both Akami houses are built, so we collect the keys in October 2026 on your behalf. You put down a refundable Rp 177 million, then clear the balance at the notary against the document pack.

How do payments work at Akami Villas?

Short. The refundable Rp 177 million deposit locks a house in Buduk, and the balance is a single transfer at the notary when the keys change hands. Tranches against construction stages are absent because the buildings stand finished. The PPJB records the handover date and the extension terms after we've checked the PBG, SLF and zoning.

Who manages Akami Villas as a rental?

A partner company runs both houses for 12% of revenue, and you may replace it. A residential zone makes nightly letting something we verify first, which is why our income numbers stay cautious. They live on the 4BR and 5BR pages. The rental license (NIB) is applied for once the SLF exists.

Where do the Akami yield numbers come from?

Each villa page holds its own model. We take a nightly rate from comparable managed villas in Canggu, scale it to the house, then apply an occupancy case for professionally managed rentals. Operating costs come off revenue. The result is a Rise Real Bali estimate, and the developer publishes no yield.

Units in this project