CANGGU · ID RR-2343

Aster Apartment: three-bedroom apartment on two levels, 108 m², in Batu Bolong, Canggu

Three bedrooms over two levels, with a mezzanine, give this 108 m² (≈ 1,160 sq ft) apartment room for a family or a group of guests. It costs Rp 4.95 bn on a 27-year leasehold. The developer completed the building, 500 meters from Batu Bolong Beach, in 2025.

Unit in Aster Apartment · units listed: 2

Leasehold 27 years
Completed
Furnished

3bedrooms
108 m²apartment size
2 levelswith a mezzanine
Leasehold27 years
Readycompleted 2025
500 mto Batu Bolong Beach

Property

What you get

At 108 m², this is Aster's large layout: three bedrooms, one of them on a mezzanine above the living room. The building stands half a kilometer from Batu Bolong Beach. Echo Beach is four minutes away by scooter, and cafés and shops line the nearby streets.

Aster's 92 units share a pool, bar and café on the roof, plus a gym and a sauna. Furniture and appliances come with it, per the listing. For three bedrooms that's a real saving, since furnishing this much space costs serious money. We request the inventory and put it in the contract.

The land lease runs 27 years. The listing describes the extension as guaranteed at market price, which leaves its cost open. This layout costs Rp 4.95 bn. Young Properties completed the building in March 2025, and the SLF and rental license paperwork remain on our list.

The numbers for this property

Aster Apartment · 3BR apartment yield: gross and net

The developer doesn't give a figure for this layout. Three bedrooms and 108 m² lift AirROI's Canggu rate to Rp 2.7 million a night before management, tax, wear and upkeep.

Gross 13.7%≈ Rp 678 million a year at 70% occupancy and Rp 2.7 million a night Net 8.2%≈ Rp 407 million a year · payback ≈ 12.2 years

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

Gross rental incomeRp 678 million13.7% of price · rate Rp 2.7 million, occupancy 70%
Management companyRp 122 million18% of revenue · market range 15–25%
TaxRp 67.8 million10% of rental income · rate depends on the structure
Wear and upkeepRp 81.4 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 407 million8.2% of price · payback ≈ 12.2 years

Occupancy scenarios: Aster Apartment · 3BR apartment
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
60%cautious	Rp 581 million	Rp 233 million	Rp 349 million	7.0%	14.2 years
70%base	Rp 678 million	Rp 271 million	Rp 407 million	8.2%	12.2 years
80%strong	Rp 775 million	Rp 310 million	Rp 465 million	9.4%	10.6 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 2.7 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.

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Ownership

Ownership & what you actually get

Ownership here means a 27-year leasehold on the apartment. The listing carries an extension guarantee, yet nobody fixes its market price until the time comes, so we review the clause first. Paperwork moves from a PPJB to a lease registered with a notary. SLF and PBG copies remain on our request list.

Ownership and permits: Aster Apartment · 3BR 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 priceOur listing notes a guaranteed extension at market price, so no one can put a number on it yet. We base the math on the years left and fix the extension terms in the contract.
Zoning	Tourism and mixed use, per listing dataTourism/Mixed is what the listing shows. We confirm the zone with an RDTR extract ahead of the deposit.
Building approval (PBG)	Stated, copy requestedWe have a mention of the PBG but neither its number nor a copy. Both come to us before you pay anything.
Developer	Young Properties, project company to confirmWe review the company Young Properties uses for this project, its delivered buildings and the land lease behind Aster.
Certificate of occupancy (SLF)	Building completed, SLF copy requestedOwners already occupy the building. We need the developer's copy of the SLF, because the regency ties the rental license to 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 dataYour contract gets an appendix that lists each piece of furniture and every appliance.

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 · 3BR apartment?

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

Terms

Aster Apartment · 3BR apartment payment schedule

ReservationA deposit secures the three-bedroom. We're waiting on the developer for the amount.
InstallmentsNo schedule appears in the developer's materials. We ask for one tailored to this apartment.
HandoverThe final payment goes out only against a checked document pack.

We write the payment plan into the PPJB after our checks, since the developer publishes none.

Location

Location: Batu Bolong · Canggu

Roads, cafés, surf schools and a steady flow of guests are all in place in Batu Bolong. The trade-off is saturation. The area's average is Rp 3.9 million a night, yet occupancy is only 37.5% because supply grows faster than demand.

Aster Apartment: living room with a mezzanine above — 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

Most buyers come to Canggu for exit speed, since homes here resell faster than anywhere on Bali. Rental competition is the flip side, at 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 · 3BR apartment

What will Rise Real Bali charge me for the Aster 3BR?

No fee on your side. Young Properties pays our commission, so your price equals its list. The pre-deposit due diligence is free for you and covers the PBG and SLF copies, zoning under RDTR, the developer's company and the extension clause. We hand over the findings in writing, with the open points spelled out.

Can I buy this three-bedroom without a trip to Bali?

Yes. We film a room-by-room walkthrough of this apartment, both levels included, and check every finish and appliance against the spec. You sign at a notary by power of attorney. The purchase money follows a document pack we've checked, and your deposit stays with you until the paperwork passes review.

Where do the yield numbers come from?

AirROI gives us the Canggu nightly rate, which we adjust for three bedrooms and 108 m² to reach Rp 2.7 million. The model runs 60, 70 and 80% occupancy for a managed unit and takes 40% of revenue off the top for running costs. The base case shows about 8.2% net, which is an estimate and not a guarantee.

Why is the 3BR yield lower than the 1BR's?

Price rises faster than the nightly rate. The three-bedroom costs about twice as much as the one-bedroom, Rp 4.95 bn against Rp 2.48 bn, while our rate goes from Rp 1.5 million to Rp 2.7 million. At 70% occupancy the model gives about 8.2% net here and 9.3% on the smaller unit. You buy space, not extra yield.

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