CANGGU · ID RR-2651

BASE Canggu: one-bedroom villa, 40 m², the lowest entry into the project

40 m² (≈ 430 sq ft) and one bedroom make this the cheapest layout at BASE Canggu, in Mengwi on the Canggu border. It sells as a leasehold for Rp 1.58 bn. The pool, garden and furniture come as options costing Rp 496 million, and a Rp 17.7 million fee reserves the villa.

Unit in BASE Canggu · units listed: 2

  • Leasehold
  • Pre-sale
  • Entry unit
  • 1bedroom
  • 40 m²villa size
  • Optionpool, garden and furniture, +Rp 496 million
  • Leaseholdterm to confirm
  • 03.2027handover

Property

What you get

BASE Canggu consists of four villas in Mengwi, each with one bedroom, sized 40 or 50 m². That's the Canggu border, about 15 minutes by scooter from Batu Bolong Beach. The 40 m² villa is the Standard layout and the lowest ticket into the project.

The list price covers the villa itself, while the pool, the garden and the furniture all cost extra. The full package at project prices adds Rp 496 million. Nightly guests expect a furnished villa, so the realistic entry sits near Rp 2.07 bn. We're still confirming the floor plan and pool size.

The offer doesn't state the leasehold term, and we request the land lease agreement before any deposit. Project prices run Rp 1.58 bn for 40 m² and Rp 1.75 bn for 50 m². The developer designed BASE for a single tenant a year, while our model below covers nightly rental at market rates. We're also confirming which payment plan this price belongs to.

The numbers for this property

BASE Canggu · 1BR villa, 40 m² yield: gross and net

The developer hasn't set out a nightly-rental yield; its official materials pitch the project to one long-term tenant paying in advance. Our figures price stays at Canggu market levels, Rp 973,500 a night, with costs deducted.

Gross 15.7%≈ Rp 249 million a year at 70% occupancy and Rp 973,500 a night Net 9.4%≈ Rp 149 million a year · payback ≈ 10.6 years
  • Gross rental incomeRp 249 million15.7% of price · rate Rp 973,500, occupancy 70%
  • Management companyRp 44.8 million18% of revenue · market range 15–25%
  • TaxRp 24.9 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 29.8 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 149 million9.4% of price · payback ≈ 10.6 years
Occupancy scenarios: BASE Canggu · 1BR villa, 40 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 213 millionRp 85.3 millionRp 128 million8.1%12.4 years
70%baseRp 249 millionRp 99.5 millionRp 149 million9.4%10.6 years
80%strongRp 284 millionRp 114 millionRp 171 million10.8%9.3 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 973,500, 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; White Palm · 2BR villa: 7.3% net at 70% occupancy; White Palm · Studio: 8.7% 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

The villa comes as a leasehold (Hak Sewa), with no term in the developer's offer so far. That's the first gap we close: the land lease agreement arrives before your deposit, and we count the years from handover. After the PPJB, a notary records the lease in your name or through your company. SLF and rental license follow completion.

Ownership and permits: BASE Canggu · 1BR villa, 40 m²
Form of ownershipLeasehold (Hak Sewa)Foreigners 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 termNot stated in the offerNo term means no reliable model. The land lease agreement tops our request list, ahead of any payment.
ZoningTo confirm, Mengwi is often residentialShort stays in a residential zone call for a Pondok Wisata license. We confirm the zone in the Badung RDTR.
Building approval (PBG)RequestedWe collect the approval number and a copy from the developer as part of due diligence.
Certificate of occupancy (SLF)At handoverNo SLF, no rental license. So the payment due at handover follows the documents, whatever the date.
Short-term rental license (NIB)After handoverAirbnb, 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.
10% guarantee for 2 yearsChecking the guarantorWe're finding out whether the developer's company or the management company stands behind it. With no security in place, it stays a promise, and we model it that way.
Furniture and handoverOptional, full package +Rp 496 million, March 2027Option prices from the project materials: pool Rp 142 million, garden Rp 88.5 million, furniture Rp 266 million. We're confirming the pool size for the 40 m² layout and will appendix the spec.
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
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Hi, I'm Gusti. Want the full price list and payment plan for BASE Canggu · 1BR villa, 40 m²?

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Terms

BASE Canggu · 1BR villa, 40 m² payment schedule

  1. Rp 17.7 millionReservation.
  2. 15 / 30 / 50%Down payment of your choice.
  3. 12–24 monthsInstallment period for the balance.
  4. Full paymentThe developer gives a discount. We're confirming its size for 40 m².

The plans come from the BASE Canggu project materials. We're checking the price list to see which plan the Rp 1.58 bn price belongs to. Tranches follow construction stages.

Location

Location: Canggu · Mengwi

You're on the fringe of the island's hottest rental district, paying less than in Batu Bolong for access to the same guests.

BASE Canggu: villa with a glass facade, render
Mengwi · Badung · ≈ 15 min to the beach
  • Batu Bolong Beach≈ 15 min
  • Central Canggu≈ 10 min
  • Ngurah Rai Airport≈ 50 min
  • Umalas≈ 10 min

No part of Bali has a denser rental market than Canggu. For this 40 m² villa without a view, our model uses Rp 973,500 a night and no more than 70% occupancy in the base case.

Canggu · Mengwi · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 6sights
  • 2hotels
  • 1restaurant

Closest places

  • Pura Pande Wesi Dalem Majapahitsight · 297 m
  • Baksoku Warungrestaurant · 323 m
  • Santa Maria Assumpta Buduksight · 328 m
  • Banjar Adat Tampak Kerepsight · 330 m
  • Draper startup househotel · 617 m
  • Gereja Tritunggal Mahakudus, Tukasight · 717 m
  • Villa Arraya Cangguhotel · 851 m
  • Gong Caferestaurant · 1.1 km

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

Straight answers

Questions about BASE Canggu · 1BR villa, 40 m²

What does Rise Real Bali charge for the BASE 40 m² villa?

Buyers pay us nothing. The developer covers our commission, and you pay what you'd pay the developer directly, Rp 1.58 bn. Before the deposit we check the land, the permits and the lease agreement at our own expense. You receive a written report with a list of anything that's still open.

Can I buy the 40 m² villa without coming to Bali?

Yes. We walk you through the plot and the build on Zoom from the site, taking questions live. Signing happens before a notary, backed by your power of attorney, so no trip is needed. After completion our team inspects the finish and the options against the spec, and any defects go into a signed report before your final payment.

Where do the yield numbers come from?

We start from AirROI's Canggu nightly rate and adjust for the type: a one-bedroom villa of 40 m² with no view, priced below the 50 m² unit. That gives Rp 973,500 a night. Occupancy runs 60, 70 and 80% for managed rentals, and 40% of revenue goes to management, tax and upkeep. It's an estimate, not a guarantee.

How does the 40 m² villa differ from the 50 m² one?

Both are one-bedroom villas in the same Mengwi project. You pay Rp 1.58 bn for 40 m² against Rp 1.75 bn for 50 m². Both take the pool, garden and furniture as paid options. We'll send the 40 m² floor plan on request, and we're confirming its pool size with the developer before you reserve.

When is handover, and how long is the lease?

The developer names March 2027 for handover, and the project is in pre-sale now. Ownership is a leasehold, but the offer doesn't state the land lease term. We request the land lease agreement before the deposit and count the remaining years from handover. The extension and its price go into the contract.

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