CANGGU · ID RR-5573

AWWA Boutique Hotel: one-bedroom apartment, 33 m², in Berawa, Canggu

A 33 m² one-bedroom with a kitchen sits inside a hotel that already hosts guests in Berawa. It costs Rp 2.14 bn, the leasehold runs to 2051 plus 25 years, and the 25 m pool has an artist-painted floor. The building finished in 2025, so you inspect a real unit instead of a render.

Unit in AWWA Boutique Hotel

Leasehold 25 + 25 years
Operating hotel
Adults only

1bedroom
33 m²apartment size
25 mshared pool
Leaseholdto 2051 + 25 years
Readybuilding finished and open

Property

What you get

The 33 m² apartment is the one layout AWWA has for sale. The bed sits in a niche by the window, a dining table fits next to it, and a kitchen corner with a fridge opens toward the terrace. You pick between two room categories: level with the pool, or upstairs with a water view.

The hotel runs adults-only, so the typical guest is a couple. Berawa Beach, coworking spaces and clubs all sit close. The land carries a tourism zone and a lease to 2051 plus 25 years. We're requesting the management contract and the rental license status.

Here's how we model this unit. We use Rp 1.5 million a night, the level of a one-bedroom in Canggu, and the hotel format shows up in the costs. Occupancy: 43% base, 33% cautious, 53% strong. Operating costs take 20% of revenue. The base case leaves about Rp 189 million a year, 8.8% of the price.

Price

Rp 2.14 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.

OwnershipLeasehold 25 + 25
StageBuilt and handed over
Size33 m²
RoomsAdults-only hotel

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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We'll send the document pack for this unit, a yield model at your occupancy and a recorded call with a broker. Write to us on WhatsApp.

The numbers for this property

AWWA Boutique Hotel · 1BR apartment yield: gross and net

The developer quotes a yield of about 10.7% a year and doesn't say whether that's before or after expenses. Below is our model: a nightly rate of Rp 1.5 million, with the operator's costs, tax, wear and upkeep taken out of revenue.

Gross 11.0%≈ Rp 236 million a year at 43% occupancy and Rp 1.5 million a night Net 8.8%≈ Rp 189 million a year · payback ≈ 11.3 years

20%Operating costs 80%Left for the owner

Gross rental incomeRp 236 million11.0% of price · rate Rp 1.5 million, occupancy 43%
Operating costsRp 47.2 million20% of revenue
Net to youRp 189 million8.8% of price · payback ≈ 11.3 years

Occupancy scenarios: AWWA Boutique Hotel · 1BR apartment
Occupancy	Gross income	Expenses 20%	Net	% of price	Payback period
33%cautious	Rp 181 million	Rp 36.2 million	Rp 145 million	6.8%	14.8 years
43%base	Rp 236 million	Rp 47.2 million	Rp 189 million	8.8%	11.3 years
53%strong	Rp 291 million	Rp 58.2 million	Rp 233 million	10.9%	9.2 years

The base case is 43% occupancy under hotel management, with 33% as the cautious case and 53% as the strong one.

Where the numbers come from

Developer's figures: The developer quotes a yield of about 10.7% a year and doesn't say whether that's before or after expenses. Shown as published. They are not part of our model.
Nightly rate: Rp 1.5 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: 33% cautious, 43% base and 53% strong.
Costs: 20% 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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

Your right is leasehold on the land to 2051, and the 25-year extension stays an option until we see its terms in the lease. You sign a reservation, pay on the developer's schedule, then take the unit by handover act. The occupancy certificate number appears in the developer's file, and we check the copy. The rental license is the open item.

Ownership and permits: AWWA Boutique Hotel · 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	To 2051 + 25 yearsThe clock counts down to the sale date. The 25-year extension, with its price, goes into the land lease agreement.
Zoning	Tourism zone (pink), per the developerThe developer marks the plot as tourism zone, and we match that to an RDTR extract before you leave a deposit.
Building approval (PBG)	Marked · number requestedThe developer's file shows a PBG tick without a number. We ask for the number and the extract first.
Developer	BIG WAVES DEVELOPMENT, company to confirmOur check covers the company, the land lease and the hotel management agreement.
Certificate of occupancy (SLF)	Issued · SK-SLF-510306-05112025-024The developer quotes the certificate number. We compare the copy with the registry entry before the deposit.
Short-term rental license (NIB)	To confirmAirbnb, Booking.com and other platforms are removing units that don't hold a valid rental license (NIB). In a hotel the license may sit with the operator, so we're confirming who holds it. Until then 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 itThe hotel already operates. Your protection is the payment schedule plus a handover act signed once we've checked the papers.
Furniture and handover	Turnkey with a kitchenAn inventory of furniture and appliances goes into 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

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for AWWA Boutique Hotel · 1BR apartment?

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

Terms

AWWA Boutique Hotel · 1BR apartment payment schedule

First installmentRp 1.17 bn, following the developer's presentation.
12 monthsTwelve monthly payments of Rp 108 million.
HandoverYou receive the unit by act, after the final payment and our document check.

The developer built this schedule on a Rp 2.47 bn price. Our database shows Rp 2.14 bn for the unit, and we're confirming it against the price list.

Location

Location: Berawa · Canggu

Berawa packs beach clubs, cafés and coworking into a few blocks. Demand is deep, and so is the congestion on the narrow lanes.

AWWA Boutique Hotel: pool, loungers and the apartment block — Canggu · Badung · Berawa

Berawa Beach≈ 8 min · per the developer
Taman Rekreasi Bethesda≈ 310 m straight-line
Awan Coworking≈ 1.3 km straight-line
Tanah Lot Temple≈ 7.8 km straight-line
Ngurah Rai Airport≈ 10.7 km straight-line

People rent in Berawa because everything they want is around the corner. Expect crowds on the lanes at peak hours.

Berawa · Canggu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

134hotels
44restaurants
26cafés
8shops
8sights
6spas
3clinics

Closest places

Bakso Monascafé · 131 m
Jikaa, coffee and eaterycafé · 133 m
Warung Gouthécafé · 155 m
Warung Najuntarestaurant · 229 m
Pomelo Caferestaurant · 232 m
11 Elephantscafé · 233 m
Belle Astina Villashotel · 239 m
Villa Uma Umalashotel · 245 m

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

Straight answers

Questions about AWWA Boutique Hotel · 1BR apartment

What does Rise Real Bali charge when I buy the AWWA 1BR?

Nothing. The developer pays our commission, and the checks before your deposit are on us. For this apartment we verify the lease to 2051, the hotel management contract and the rental license. We also ask for the developer's company details and the PBG number.

What yield does the developer promise?

The presentation shows about 10.7% a year and a 9.3-year payback at 60–75% occupancy. It doesn't say whether the figure comes before or after expenses. We leave that number out of our model and run our own at 43% occupancy and 20% costs.

Where do the yield numbers come from?

We start from about Rp 1.5 million a night, which fits a Canggu one-bedroom, and adjust it for a hotel-run unit. The base case assumes 43% occupancy and 20% of revenue for costs. The result is a Rise Real Bali estimate, not a guarantee of income.

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