CANGGU · ID RR-1028

BASE Canggu: one-bedroom villas of 40 and 50 m² in Mengwi, on the Canggu border

Four one-bedroom villas of 40 and 50 m² make up this pre-sale project in Mengwi, on the edge of Canggu. Prices start at Rp 1.58 bn for the villa alone, with the pool, garden and furniture offered as options. The developer, BASE Bali Villas, targets handover in March 2027.

Property

What you get

BASE Bali Villas built the idea around one tenant a year who pays up front, not nightly guests. No management company, no cleaning rota, no Airbnb listings. For you that means a single annual payment and a villa you can move back into yourself.

The site is in Mengwi, where Canggu's border runs. You get the same roads and services as the core, with cheaper land and a lower ticket than Batu Bolong. Batu Bolong Beach is about 15 minutes away and central Canggu about 10. Every unit has one bedroom and measures 40 m² (≈ 430 sq ft) or 50 m² (≈ 540 sq ft).

The Rp 1.58 bn entry price buys the villa without a pool, garden or furniture. Add the full package and the 40 m² unit comes to about Rp 2.07 bn, the realistic figure to budget. The offer doesn't state the lease term, so we're requesting the land lease before any deposit and will count the years left from handover.

Developer price list

BASE Canggu: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

TypeSizeBedroomsPriceThe numbers
1BR villa, 40 m² (Standard)40 m²1Rp 1.58 bnwith numbers →
1BR villa, 50 m² (Featured)50 m²1Rp 1.75 bnwith numbers →

Prices and sizes come from the developer's price list. We check the current list and availability when you reserve.

Ownership

Ownership & what you actually get

You'd hold a leasehold (Hak Sewa), but the developer's offer doesn't say how many years it runs. We get the land lease agreement before the deposit. The term counts from handover. After the PPJB, the notarial lease deed puts the villa under your own name or a company. Completion brings the SLF and, after it, the rental license.

Ownership and permits: BASE Canggu
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 offerWe can't model the property without the lease term, so the land lease agreement is the first document we request, before any deposit.
ZoningTo confirm, Mengwi is often residentialNightly rental in a residential zone needs a Pondok Wisata license. We check the plot against the Badung RDTR.
Building approval (PBG)RequestedWe ask the developer for the approval number and a copy during due diligence, ahead of the deposit.
Certificate of occupancy (SLF)At handoverWithout an SLF there's no rental license, so the handover payment follows the document pack rather than a 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 find out who backs it, the developer's company or the management company. Without security behind it, we treat the figure as a promise.
Furniture and handoverOptional, furniture +Rp 266 million, March 2027Pool Rp 142 million, garden Rp 88.5 million, furniture Rp 266 million. The options you choose go into the specification.
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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Terms

BASE Canggu payment schedule

  1. Rp 17.7 millionReservation fee.
  2. 15 / 30 / 50%First payment, your choice of size.
  3. 12–24 monthsInstallments on the balance.
  4. −Rp 177 millionDiscount if you pay in full.

The developer offers three plans. Paying in full brings the 50 m² villa to Rp 1.75 bn, and installments take it to Rp 2.11 bn. Each tranche waits for a finished construction stage.

Location

Location: Canggu · Mengwi

Mengwi is the outer edge of Bali's most sought-after district: prices sit below Batu Bolong, and the guests are the same people.

BASE Canggu: villa with a glass facade
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 is the densest rental market on the island. For a 50 m² villa with no view we assume Rp 1.1 million a night and cap the base case at 70% occupancy.

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

What villas does BASE Canggu offer, and what do they cost?

Two layouts, both with one bedroom. The Standard villa of 40 m² is Rp 1.58 bn, and the Featured one of 50 m² is Rp 1.75 bn, per the developer's price list. The developer pays our commission. Furniture is an option at Rp 266 million, and the pool and garden cost extra too, at Rp 142 million and Rp 88.5 million.

How do payments work at BASE Canggu?

You reserve with Rp 17.7 million, then choose a first payment of 15, 30 or 50%. The balance runs in installments over 12 to 24 months. Paying in full cuts Rp 177 million off, which puts the 50 m² villa at Rp 1.75 bn. We tie every tranche to a finished construction stage that we check on site.

What does Rise Real Bali charge when I buy at BASE Canggu?

Nothing. BASE Bali Villas covers our commission. Checks before the deposit cost you nothing, and here they start with the land lease agreement, since the offer gives no lease term. We also check Mengwi zoning against the Badung RDTR and ask for the PBG number. The findings arrive in writing.

Can I buy a BASE Canggu villa without flying to Bali?

Yes. We show you the site on Zoom, and you give a power of attorney and sign remotely before a notary. Our team also handles the handover inspection. The project is in pre-sale, with handover targeted for March 2027. Before each tranche we check the construction stage on site, and the handover payment waits for the document pack.

Where do the yield numbers come from?

The models live on the unit pages, because sizes and prices differ. We take AirROI's area rate, correct it for property type and apply occupancy from professionally managed rentals. We deduct 40% of revenue for costs, and what's left is our estimate rather than guaranteed income.

Units in this project

2 units with numbers

Each one shows the developer price, net income from our model, document status and the payment schedule.

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