CANGGU · ID RR-1147

Archestet Villas: three-bedroom villa with sauna and garage in Berawa, Canggu

In Berawa, five minutes from the Finns and Atlas beach clubs, Archestet builds two-story villas of 290 m² on 247 m² plots. You get three bedrooms, a study, a sauna, a 9×3 m pool and a garage. The lease runs 21 years plus a 25-year extension, and prices start at Rp 13.56 bn.

  • Leasehold 21 + 25 years
  • Under construction
  • Sauna and garage
  • 3bedrooms + study
  • 3+1bathrooms + guest toilet
  • 290 m²villa area
  • 247 m²plot
  • Leasehold21 + 25 years
  • 9×3 mpool

Property

What you get

Archestet is a small set of villas in Berawa, the part of Canggu with the beach clubs, the international schools and the highest-spending renters on the west coast. Each two-story villa gives you 290 m² (≈ 3,120 sq ft) on a 247 m² plot: three king-size bedrooms with their own bathrooms, a guest toilet, a study and a garage for a car and two scooters.

The developer spent the budget on engineering. Expect 3.7-meter ceilings in the living room, double glazing with soundproofing, ducted air conditioning, water filtration and a voice-controlled smart home with fingerprint entry. The Italian-style fit-out lists Bose audio, a Samsung washer-dryer, Dyson appliances and a smart toilet. A sauna with a panoramic window, a dressing room with pro lighting and a 9×3 m pool with a covered grill set it apart from a typical rental villa.

The land is leasehold for 21 years, with a 25-year extension on top. Prices start at Rp 13.56 bn, and the developer also offers a pricier version. We're still confirming the handover date, the zoning and the building approval (PBG), and we want all three in writing before any deposit.

The numbers for this property

Archestet Villas yield: gross and net

The developer does not forecast rental income. So we use Rp 5.7 million a night, typical for premium three-bedroom villas in Berawa outside the peaks, and deduct management, tax, wear and upkeep.

Gross 10.7%≈ Rp 1.45 bn a year at 70% occupancy and Rp 5.7 million a night Net 6.4%≈ Rp 868 million a year · payback ≈ 15.6 years
  • Gross rental incomeRp 1.45 bn10.7% of price · rate Rp 5.7 million, occupancy 70%
  • Management companyRp 260 million18% of revenue · market range 15–25%
  • TaxRp 145 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 174 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 868 million6.4% of price · payback ≈ 15.6 years
Occupancy scenarios: Archestet Villas
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 1.24 bnRp 496 millionRp 744 million5.5%18.2 years
70%baseRp 1.45 bnRp 579 millionRp 868 million6.4%15.6 years
80%strongRp 1.65 bnRp 662 millionRp 992 million7.3%13.7 years

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 5.7 million, our estimate for the area: AirROI puts average revenue per listing in Canggu at Rp 3.9 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Canggu market runs at 37.5% across all AirROI listings; Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 60% cautious, 70% base and 80% strong.
Costs
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
BASE Canggu · 1BR villa, 50 m²: 9.3% net at 70% occupancy; BASE Canggu · 1BR villa, 40 m²: 9.4% net at 70% occupancy; White Palm · 2BR villa: 7.3% net at 70% occupancy.
Reports and data
AirROI (short-term rental market data, trailing 12 months to July 2026); 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.

Ownership

Ownership & what you actually get

You'd hold the villa on a leasehold: a 21-year base term plus a 25-year extension. The reservation leads to a PPJB, the sale and purchase agreement, and the lease goes on record with a notary when the keys change hands. Zoning and the building approval are still open on our side. The SLF (certificate of occupancy) and a rental license can only follow the end of construction.

Ownership and permits: Archestet Villas
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 term21 + 25 yearsWhat matters is how many years remain at handover, not at signing. The terms of the 25-year extension go into the contract.
ZoningTo confirm via RDTRWe check the plot's status in RDTR and the OSS system before the deposit instead of relying on the seller's description.
Building approval (PBG)To confirmWe ask for the approval number and an extract before you pay anything.
DeveloperArchestet, legal entity to confirmWe look at the company, the projects it has delivered and what their owners say.
Certificate of occupancy (SLF)After constructionNo SLF, no rental license. That's why each tranche follows a build stage instead of the calendar.
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 handoverTurnkey with Bose, Samsung, DysonThe furniture and appliance list becomes a contract appendix, item by item.
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 Archestet Villas?

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

Terms

Archestet Villas payment schedule

  1. ReservationA deposit takes the villa off the market; the developer hasn't named the figure.
  2. Construction stagesYou pay in tranches as the builders finish each stage.
  3. HandoverLast installment, paid once you hold the documents and the SLF.

Archestet hasn't released a payment schedule; we write one into the PPJB.

Location

Location: Berawa · Canggu

Berawa is the mature end of the market: buyers and infrastructure are already here, and a property sells faster than anywhere else on Bali. The flip side is the stiffest rental competition on the island and almost no free land.

Archestet Villas: villa front with pool
Canggu · Badung · Berawa
  • Berawa Beach≈ 5–7 min
  • Finns and Atlas beach clubs≈ 5 min
  • International schools≈ 5 min
  • Ngurah Rai Airport≈ 45 min

Beach clubs, schools and families who stay for months give Berawa the highest nightly rates in Canggu.

Berawa · Canggu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 121hotels
  • 61restaurants
  • 34cafés
  • 11spas
  • 9shops
  • 5gyms
  • 5sights

Closest places

  • On' Waroengrestaurant · 16 m
  • Kong Contemporary Bistrorestaurant · 46 m
  • Taman Rekreasi Bethesdasight · 58 m
  • Jaribali Guest Househotel · 94 m
  • Indigo Japanese Restaurantrestaurant · 120 m
  • Satu-satu coffee companycafé · 128 m
  • Warung Najuntarestaurant · 138 m
  • Belladona Homestayhotel · 157 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about Archestet Villas

What does Rise Real Bali charge when I buy at Archestet Villas?

Nothing on your side. The developer's price is your price, and the commission comes out of the developer's pocket. Our pre-deposit document check costs you nothing. At Archestet that means the developer's legal entity, the 21 + 25 lease counted from handover, the RDTR zoning and the PBG number. You get all of it as a written report.

Can I buy an Archestet villa without flying to Bali?

Yes. You get a Zoom tour of the site plus video we shoot there. Your power of attorney lets a notary close the deal without you in the room. We still need the handover date from the developer. Meanwhile we track the build in Berawa, and at handover we inspect the finish, the appliances and the SLF against a defect list.

Where do the yield numbers come from?

Our nightly rate comes from AirROI's trailing 12 months for Berawa. Adjusted for a three-bedroom villa, it gives Rp 5.7 million. Occupancy scenarios sit at 60, 70 and 80%, the range for professionally run villas, and 40% of revenue goes to the manager, tax and wear. The 70% base case leaves about Rp 868 million a year, 6.4% of the price. Read it as an estimate, never a guarantee.

What comes with the villa besides the house itself?

The fit-out is turnkey. The package names Bose audio, a Samsung washer-dryer, Dyson appliances, a smart toilet, ducted air conditioning, water filtration and a voice-controlled smart home. You also get a sauna, a covered grill area by the pool and a garage for a car and two scooters. We attach the full list to the contract so nothing goes missing at handover.

Properties

Similar properties

See all properties →