CANGGU · ID RR-2028

BASE Canggu: one-bedroom villa, 50 m², built for a long-term tenant

Rp 1.75 bn, paid in full, buys a 50 m² (≈ 540 sq ft) one-bedroom villa at BASE Canggu, designed for a single yearly tenant paying in advance. The developer targets handover in March 2027. The base version leaves out the pool, garden and furniture, which you add as options.

Unit in BASE Canggu · units listed: 2

  • Leasehold
  • Pre-sale
  • Long-term rental
  • 1bedroom
  • 1bathroom
  • 50 m²villa size
  • Optionpool 4.5 × 2.3 m, +Rp 142 million
  • Leaseholdterm to confirm
  • 03.2027handover

Property

What you get

The project has four villas in Mengwi, on the Canggu border, all with one bedroom and in two sizes: 40 and 50 m². The developer's plan skips nightly rentals. One tenant signs for a year, pays in advance, and no management company takes a cut.

The developer's presentation features the 50 m² villa as its highest-yield unit. The base version comes without a pool, garden or furniture, and the full package adds Rp 496 million. We model both long-term and nightly rental. The numbers below show the nightly case at market rates.

Our nightly rate is Rp 1.1 million, well under the Canggu median of about Rp 3.9 million from AirROI's trailing 12 months. That median includes big villas, and this one has one bedroom and 50 m². Occupancy in the area runs near 38%, while professionally managed units in our segment do better, so the base case is 70%. After 40% in costs, about Rp 163 million a year reaches your account, 9.3% of the price.

The numbers for this property

BASE Canggu · 1BR villa, 50 m² yield: gross and net

The developer quotes 11.6–13.9% a year from long-term rental, after a 5% commission and before tax, or Rp 244 million a year, per its official materials. Below is our model for nightly rental at Canggu market rates: Rp 1.1 million a night, costs deducted. We'll send the long-term case separately.

Gross 15.5%≈ Rp 271 million a year at 70% occupancy and Rp 1.1 million a night Net 9.3%≈ Rp 163 million a year · payback ≈ 10.8 years
  • Gross rental incomeRp 271 million15.5% of price · rate Rp 1.1 million, occupancy 70%
  • Management companyRp 48.8 million18% of revenue · market range 15–25%
  • TaxRp 27.1 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 32.6 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 163 million9.3% of price · payback ≈ 10.8 years
Occupancy scenarios: BASE Canggu · 1BR villa, 50 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 233 millionRp 93.0 millionRp 140 million8.0%12.6 years
70%baseRp 271 millionRp 109 millionRp 163 million9.3%10.8 years
80%strongRp 310 millionRp 124 millionRp 186 million10.6%9.4 years

Where the numbers come from

Developer's figures
The developer quotes 11.6–13.9% a year from long-term rental, after a 5% commission and before tax, or Rp 244 million a year, per its official materials. Shown as published. They are not part of our model.
Nightly rate
Rp 1.1 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, 40 m²: 9.4% 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

Ownership is a leasehold (Hak Sewa), and the offer doesn't give the term yet. We obtain the land lease agreement before any deposit and count the years from handover in March 2027. A PPJB comes first, then a notarized lease held personally or through a company. The SLF and rental license follow completion.

Ownership and permits: BASE Canggu · 1BR villa, 50 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 offerWithout the lease term there's nothing to model. We request the land lease agreement before you pay a deposit.
ZoningTo confirm, Mengwi is often residentialA residential zone requires a Pondok Wisata license for short stays. The Badung RDTR tells us which zone applies to this plot.
Building approval (PBG)RequestedThe developer owes us the approval number and a copy, and we collect both during due diligence.
Certificate of occupancy (SLF)At handoverThe rental license needs an SLF first. That's why your handover payment depends on the documents, not the calendar.
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 guarantorEither the developer's company or the management company could back it. Until we see real security, we count it as a promise.
Furniture and handoverOptional, furniture +Rp 266 million, March 2027The specification records each option you take: pool Rp 142 million, garden Rp 88.5 million, furniture Rp 266 million.
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 BASE Canggu · 1BR villa, 50 m²?

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

Terms

BASE Canggu · 1BR villa, 50 m² payment schedule

  1. Rp 17.7 millionBooks the villa.
  2. 15 / 30 / 50%First installment, you pick the share.
  3. 12–24 monthsThe rest in installments.
  4. −Rp 177 millionOff the price for full payment.

Three developer plans: Rp 1.75 bn paid in full, Rp 2.11 bn in installments. Each tranche follows a construction stage.

Location

Location: Canggu · Mengwi

Mengwi borders the busiest part of Canggu. Land costs less than in Batu Bolong, and the same crowd books here.

BASE Canggu: glass-fronted villa behind a lawn
Mengwi · Badung · ≈ 15 min to the beach
  • Batu Bolong Beach≈ 15 min
  • Central Canggu≈ 10 min
  • Ngurah Rai Airport≈ 50 min
  • Umalas≈ 10 min

Canggu packs more rentals than any other part of the island. A 50 m² villa without a view gets Rp 1.1 million a night in our model, with the base case held at 70% occupancy.

The map comes from Google Maps. Google receives your IP address and may set its own cookies once it loads.

Canggu · Mengwi · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 6sights
  • 2hotels
  • 1shop
  • 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
  • Local Marketshop · 831 m
  • Villa Arraya Cangguhotel · 851 m

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

Straight answers

Questions about BASE Canggu · 1BR villa, 50 m²

How much is the BASE 50 m² villa, and what does the price include?

Rp 1.75 bn, the developer's own figure, with our commission paid by the developer. That buys a one-bedroom, 50 m² villa in its base finish, on a leasehold whose term we're confirming. The full package adds Rp 496 million. Options sell separately: furniture for Rp 266 million, the pool for Rp 142 million.

What are the payment options for the 50 m² villa?

A Rp 17.7 million fee reserves it. Your first payment is 15, 30 or 50%, and the balance spreads across 12–24 months. A full upfront payment knocks Rp 177 million off, bringing the price to Rp 1.75 bn, while installments come to Rp 2.11 bn. Every tranche matches a construction stage.

What yield can I realistically expect from this villa?

In our base case, Rp 1.1 million a night at 70% occupancy, about 9.3% of the price stays with you each year after management, tax and vacancy. The rate is AirROI's Canggu figure adjusted for the type, and costs take 40% of revenue. It's our model's estimate, not a guarantee.

What does Rise Real Bali charge on this villa?

You pay us nothing, since the developer covers our commission. Due diligence before the deposit comes at our expense. The offer leaves the lease term blank, so we request the land lease agreement first. We also look up Mengwi's zone in the Badung RDTR and request the PBG number. Findings reach you in a written report.

Can I buy the 50 m² villa remotely?

Yes. We show you the site over Zoom, and a notary executes the paperwork on your power of attorney, so the trip is optional. Handover is due in March 2027, and our team inspects the villa for you then. We confirm each construction stage on site before a tranche goes out. The handover payment waits for the documents.

Properties

Similar properties

See all properties →