CANGGU · ID RR-2336

Aster Apartment: one-bedroom apartment, 48.5 m², in Batu Bolong, Canggu

One bedroom and 48.5 m² (≈ 520 sq ft) of furnished space, 500 meters from Batu Bolong Beach, cost Rp 2.48 bn here. The developer completed the building in March 2025, and its roof holds a pool, a bar and a café. You'd own the apartment on a 27-year leasehold.

Unit in Aster Apartment · units listed: 2

Leasehold 27 years
Completed
Furnished

1bedroom
48.5 m²apartment size
92apartments in the building
Leasehold27 years
Readycompleted 2025
500 mto Batu Bolong Beach

Property

What you get

The smaller of Aster's two layouts gives you 48.5 m² with one bedroom. The beach at Batu Bolong is 500 meters away, Echo Beach is four minutes by scooter, and you have cafés and shops on the same streets.

Aster has 92 units. Residents share a rooftop pool with a bar and café, a gym and a sauna. According to the listing, the apartment comes fully furnished, appliances included, which spares you a furniture budget before the first guest. We still request the itemized inventory and attach it to the contract.

Ownership is a 27-year land lease, with an extension the listing calls guaranteed at market price. The price for this layout is Rp 2.48 bn. Construction finished in March 2025. We're asking the developer for the SLF and for the rental license status.

The numbers for this property

Aster Apartment · 1BR apartment yield: gross and net

The developer has not stated a return. Canggu data put a one-bedroom of this size at Rp 1.5 million a night; the management fee, tax, wear and upkeep come out of that.

Gross 15.5%≈ Rp 384 million a year at 70% occupancy and Rp 1.5 million a night Net 9.3%≈ Rp 231 million a year · payback ≈ 10.7 years

18%Management company10%Tax12%Wear and upkeep 60%Left for the owner

Gross rental incomeRp 384 million15.5% of price · rate Rp 1.5 million, occupancy 70%
Management companyRp 69.2 million18% of revenue · market range 15–25%
TaxRp 38.4 million10% of rental income · rate depends on the structure
Wear and upkeepRp 46.1 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 231 million9.3% of price · payback ≈ 10.7 years

Occupancy scenarios: Aster Apartment · 1BR apartment
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
60%cautious	Rp 329 million	Rp 132 million	Rp 198 million	8.0%	12.5 years
70%base	Rp 384 million	Rp 154 million	Rp 231 million	9.3%	10.7 years
80%strong	Rp 439 million	Rp 176 million	Rp 264 million	10.6%	9.4 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 1.5 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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

You'd hold the apartment on a 27-year leasehold. Its extension carries a guarantee in the listing, while the market price for it comes later, so the clause matters more than the promise. Signing runs from a PPJB to a notarized lease. The building stands complete, and we're collecting its SLF and PBG copies before the deposit.

Ownership and permits: Aster Apartment · 1BR apartment
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	27 years, extension at market priceThe listing shows a guaranteed extension at market price, so the cost of extending is unknown today. We count the term you'll really use and put the extension mechanism into your contract.
Zoning	Tourism and mixed use, per listing dataThe listing shows Tourism/Mixed zoning. We verify it on an RDTR extract before any money moves.
Building approval (PBG)	Stated, copy requestedOur file has a note that the PBG exists, but no number or copy yet. We get both before the deposit.
Developer	Young Properties, project company to confirmOur checks cover the project company of Young Properties, what it has delivered and the underlying land lease.
Certificate of occupancy (SLF)	Building completed, SLF copy requestedPeople already live in the building. The developer holds the SLF, and we need a copy because the rental license can't come without it.
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	Fully furnished, per listing dataWe list every piece of furniture and each appliance 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 Aster Apartment · 1BR apartment?

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

Terms

Aster Apartment · 1BR apartment payment schedule

ReservationYour deposit holds the apartment while we run the checks. The developer hasn't fixed the amount.
InstallmentsNone of the developer's materials show a schedule, so we request one for this unit.
HandoverThe balance goes out against the complete document pack.

The developer's materials skip the payment plan. Ours goes into the PPJB when we finish the checks.

Location

Location: Batu Bolong · Canggu

You're in central Canggu, where demand has a long record and almost no buildable land remains. Nightly rates here average Rp 3.9 million, occupancy runs at 37.5%, and supply is outpacing guests.

Aster Apartment: kitchen and living area in a one-bedroom — Canggu · Badung · Batu Bolong

Batu Bolong Beach≈ 500 m · 3 min
Echo Beach≈ 900 m · 4 min
Berawa and the beach clubs≈ 1.6 km · 6 min
Ngurah Rai Airport≈ 40 min

Liquidity is the reason to own here: Canggu property finds a buyer faster than anywhere in Bali, though you share the rental market with nearly 4,000 listings.

Batu Bolong · Canggu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

136hotels
135restaurants
67cafés
32spas
25bars
21shops
9sights

Closest places

Hotel Canguhotel · 37 m
The Kayurihotel · 84 m
Bali Climbing Canggu Canggugym · 103 m
Grass terrassecafé · 131 m
Roti Canai Street Kitchen & Dining Roomrestaurant · 133 m
Villa Sandhya VHMhotel · 146 m
Bali Climbing Bouldering Gymgym · 146 m
Perissos Echo Beach Cangguhotel · 146 m

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

Straight answers

Questions about Aster Apartment · 1BR apartment

How much does Rise Real Bali charge for buying this apartment?

You pay us nothing, because the developer covers our commission from its list price. Before the deposit we do the due diligence ourselves: we request the PBG and the SLF, check zoning against RDTR, look into the developer's company and read the lease extension terms. Every open question ends up in a written report, delivered before the deal.

Can I buy the Aster 1BR remotely?

Yes. Since the building is complete, we walk this specific apartment on video and compare the finishes and appliances with the specification. Your power of attorney lets a notary complete the signing while you stay home. Payment follows the document pack, and we don't send any deposit until we've verified the papers ourselves.

Where do the yield numbers come from?

The rate is Rp 1.5 million a night. We got there from AirROI's Canggu data, scaled to a one-bedroom of 48.5 m². We test 60, 70 and 80% occupancy, the levels professionally managed units reach. Running costs absorb 40% of revenue. At 70%, the model leaves about 9.3% net on the price. That's an estimate, not a guarantee.

Is the Aster 1BR ready to rent out now?

Physically, yes: the apartment stands finished and furnished. The legal side isn't confirmed. The developer still owes us the SLF and proof of the rental license. Platforms remove short-stay listings that lack a valid rental license, so until the license checks out, plan on long-term tenants rather than nightly guests.

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