CANGGU · ID RR-5574

Berawa Private Suite: one-bedroom villa, 67 m², in Berawa

A 67 m² (≈ 720 sq ft) one-bedroom villa with a courtyard pool, stone walls and a glazed living room is going up in Berawa. The lease runs 30 + 20 years, and handover is set for September 2027 at Rp 2.58 bn.

Unit in Berawa Private Suite

Leasehold 30 + 20 years
Under construction
Courtyard pool

1bedroom
1bathroom
67 m²house size
52.5 m²plot
Leasehold30 + 20 years

Property

What you get

You get one bedroom, a kitchen with an island and a living room that opens onto the courtyard pool. Sliding doors join the living room to the terrace.

The bedroom is finished in timber and stone, with a built-in wardrobe. In Berawa this is a couple's format: guests stay a week or two and pay extra for a private pool.

We use Rp 1.5 million a night, the level for one-bedroom villas with a pool in Canggu. Occupancy is 52% in the base case, 42% cautious and 62% strong. Operating costs take 16% of revenue. The base case leaves about Rp 240 million a year, 9.3% of the price.

Developer: Kaluna Development, all projects and terms

Price

Rp 2.58 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 30 + 20 years
Plot52.5 m²
FurnitureSemi furnished

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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The numbers for this property

Berawa Private Suite · 1 bedroom yield: gross and net

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 1.5 million, with operating costs deducted from revenue.

Gross 11.1%≈ Rp 286 million a year at 52% occupancy and Rp 1.5 million a night Net 9.3%≈ Rp 240 million a year · payback ≈ 10.7 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 286 million11.1% of price · rate Rp 1.5 million, occupancy 52%
Operating costsRp 45.7 million16% of revenue · management, tax, wear and upkeep
Net to youRp 240 million9.3% of price · payback ≈ 10.7 years

Occupancy scenarios: Berawa Private Suite · 1 bedroom
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
42%cautious	Rp 231 million	Rp 36.9 million	Rp 194 million	7.5%	13.3 years
52%base	Rp 286 million	Rp 45.7 million	Rp 240 million	9.3%	10.7 years
62%strong	Rp 340 million	Rp 54.5 million	Rp 286 million	11.1%	9.0 years

Our base case is 52% occupancy with professional management. The cautious case is 42% and the strong case 62%.

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 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: 42% cautious, 52% base and 62% strong.
Costs: 16% 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.

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Ownership

Ownership & what you actually get

This villa is leasehold, 30 years on the land and a 20-year extension that the database lists. A notary registers your lease after you sign the contract, and the 10% leasehold tax is paid on top of the price. The building approval (PBG) is in progress. The SLF and the NIB rental license can only come after the villa is finished.

Ownership and permits: Berawa Private Suite · 1 bedroom
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	30 + 20 yearsThirty years plus a 20-year extension, per the database. From the handover date we count the years left and fix the extension in writing.
Zoning	Commercial (red), per the developerOur request for an RDTR extract goes out before any deposit, to match the developer's zone.
Building approval (PBG)	In progressYou'll get the permit number and an extract from us ahead of the deposit.
Developer	Kaluna developmentWe study the entity and the villas it has completed.
Certificate of occupancy (SLF)	After constructionNo SLF, no rental license. That's why we link your installments to build stages, not dates.
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	Semi furnishedWhat counts as finish and furniture is listed in a contract 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 Berawa Private Suite · 1 bedroom?

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

Terms

Berawa Private Suite · 1 bedroom payment schedule

ReservationTen percent secures the villa when you book.
Signing and foundationsA quarter at signing, another quarter at the foundations.
RoofThirty percent follows when the roof is complete.
HandoverThe final tenth is due when you take the villa.

These are the developer's installment steps. The 10% leasehold tax is a separate payment.

Location

Location: Berawa · Canggu

Berawa is Canggu's demand center, with beach clubs, cafés and coworking nearby. In return you accept dense building and slow traffic on narrow roads.

Berawa Private Suite 1BR: stone-walled facades and entrances at dusk — Canggu · Badung · Berawa

Echo Beach≈ 1.6 km, straight line
Seminyak center≈ 5.2 km, straight line
Ngurah Rai Airport≈ 11 km, straight line
Tanah Lot Temple≈ 7.1 km, straight line

Berawa pays off in liquidity and beach access. The bill comes as noise and a crowded rental field.

Berawa · Canggu · Google map

Area guide and all properties

Straight answers

Questions about Berawa Private Suite · 1 bedroom

What does Rise Real Bali charge for the Berawa 1BR villa?

Nothing. You pay the developer's price, and the developer pays our commission. Pre-deposit checks are on us. For this villa we read the lease and its extension clause, compare the commercial zone with RDTR, and ask for the developer's entity, the PBG number and a copy of the permit.

Can I buy the one-bedroom villa without visiting Bali?

Yes. You tour it on Zoom, and a notary acts on your power of attorney. We accept the villa for you at handover in September 2027. Payments follow construction in five steps, and we confirm each stage on site first. The final tenth goes out against the documents.

Where do the yield numbers come from?

The nightly rate of about Rp 1.5 million comes from comparable one-bedroom villas with pools in Canggu. Base occupancy of 52% reflects our segment with professional management. Operating costs take 16% of revenue. It's a Rise Real Bali estimate, not guaranteed income.

Can I pay in installments?

Yes, over five years on the developer's plan: 10% at booking, 25% at signing, 25% at the foundations, 30% at the roof and 10% at handover. Installments cost more than cash, Rp 2.93 bn against Rp 2.58 bn, and the 10% leasehold tax comes on top either way.

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