CANGGU
from Rp 1.50 bn/ 30 + 30 years
Buddha Club House
Canggu · Apartment complex
- Studio
- 23–58 m²
- leasehold 30+30
See details
CANGGU · ID RR-5260
Buddha Club House: 23 m² studio on the lower ground floor in Berawa, Canggu
A 130-meter walk from Copenhagen restaurant in Berawa, the 23 m² studio is the cheapest way into Buddha Club House at Rp 1.50 bn with full payment. It sits on the lower ground floor under a 30 + 30-year lease. Handover is due in Q4 2028, and a 50% or 30% down payment adds 8% or 11%.
Unit in Buddha Club House
- Leasehold 30 + 30 years
- 104 studios
- 80/20 offer
- Studiounit format
- 23 m²studio size
- Leasehold30 + 30 years
- Q4 2028handover
- 130 mto Copenhagen restaurant
Property
What you get
At 23 m² (≈ 250 sq ft), this is the smallest layout in Buddha Club House, a 104-unit complex by Avalon × RTF by Usyk in Berawa. The studio sits on the lower ground floor. Copenhagen restaurant is about 130 m away and a supermarket about 200 m, in a block of cafés, yoga studios and gyms.
Inside, one room holds the bed, a sofa, a kitchen built into a bar counter and a shower room. The developer's renders show floor-to-ceiling windows, wood paneling and a marble kitchen wall, though they're only visualizations and the real finish and furniture list comes as a contract appendix. In 23 m², storage decides comfort, and we check it on the floor plan before you commit.
The lease runs 30 + 30 years. Rp 1.50 bn applies only if you pay in full; a 50% down payment adds 8% and a 30% one adds 11%. Foundations are underway for a Q4 2028 handover. We're still requesting the building approval before any deposit.
The numbers for this property
Buddha Club House · Studio 23 m² yield: gross and net
The developer does not quote income for the studio. We assume Rp 1.1 million a night for 23 m² in Berawa and subtract management, tax, wear and upkeep.
Gross 18.1%≈ Rp 271 million a year at 70% occupancy and Rp 1.1 million a night
Net 10.9%≈ Rp 163 million a year · payback ≈ 9.2 years
- Gross rental incomeRp 271 million18.1% 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 million10.9% of price · payback ≈ 9.2 years
| Occupancy | Gross income | Expenses 40% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 60%cautious | Rp 233 million | Rp 93.0 million | Rp 140 million | 9.3% | 10.7 years |
| 70%base | Rp 271 million | Rp 109 million | Rp 163 million | 10.9% | 9.2 years |
| 80%strong | Rp 310 million | Rp 124 million | Rp 186 million | 12.4% | 8.1 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 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, 50 m²: 9.3% net at 70% occupancy; BASE Canggu · 1BR villa, 40 m²: 9.4% net at 70% occupancy; White Palm · 2BR villa: 7.3% 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
Your 30 + 30-year leasehold can sit in your own name or in the name of your company. The remaining term counts from the Q4 2028 handover, and the extension goes into the contract. First the reservation, then a PPJB, then the deed at handover. The PBG is still outstanding, and the SLF and rental license wait for a finished building.
| 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 + 30 yearsYour remaining lease counts from handover in Q4 2028; the contract spells out the extension. |
| Zoning | Tourism, per the developerA colored zone on a sales map doesn't replace an official record, so we pull an RDTR extract before the deposit. |
| Building approval (PBG) | Not issued yetWe've asked the developer for the PBG covering this building. Until it arrives, we don't recommend a deposit. |
| Developer | Avalon × RTF by UsykWe check the seller's company, its land lease and its completed projects ahead of the deposit. |
| Certificate of occupancy (SLF) | After handover, Q4 2028The SLF comes once the building is complete, and the rental license needs it. We tie your last payment to the document pack. |
| 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 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 | Furnished with kitchen per renders, handover Q4 2028The contract appendix lists every piece of furniture and each appliance. |
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
Buddha Club House · Studio 23 m² payment schedule
- ReservationA written booking fixes the deposit amount and how long the unit stays held.
- Payment optionFull payment gets the lowest price; a 50% or 30% first installment costs 8% or 11% more.
- 80/20 offerPay 80% at purchase, and the unit's rental income clears the last 20% once management takes over.
- HandoverSigning the handover certificate gets you the ownership documents.
The developer's sheet lists these payment options but no tranche dates. Those go into the PPJB once we finish due diligence.
Location
Location: Berawa · Canggu
Berawa is Canggu at full density: more than a hundred restaurants inside a kilometer of the building, along with dozens of cafés, spas and gyms. Expect traffic and noise at peak hours.
- Copenhagen restaurant≈ 130 m
- Spa≈ 190 m
- Supermarket≈ 200 m
- View from the unitsOcean or mountains
Studio buyers here bet on walkability: coffee, workouts and groceries a few minutes away. The catch is tight building density and lots of competing studios on rental platforms.
What's nearby
The neighborhood
Within 1 km of the property
- 138restaurants
- 123hotels
- 77cafés
- 34spas
- 25bars
- 13shops
- 12gyms
Closest places
- Copenhagenrestaurant · 133 m
- Copenhagen Berawacafé · 141 m
- L'Osteria Pizza e Cucina Canggurestaurant · 160 m
- Climbing Wallgym · 167 m
- Manggisrestaurant · 184 m
- Angelina Spaspa · 194 m
- Big supermarketshop · 201 m
- Wiras Villagehotel · 233 m
Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.
Straight answers
Questions about Buddha Club House · Studio 23 m²
What does Rise Real Bali charge when I buy this studio?
Nothing. The developer's price is final for you, and our fee comes from the developer. Due diligence before the deposit comes out of our budget. For this studio we request the building approval and the construction schedule, check the zoning against RDTR and read the terms of the 80/20 offer. Whatever stays open goes into a written report before the deal.
Can I buy the 23 m² studio without traveling to Bali?
Yes. The viewing happens over Zoom, a notary works from your power of attorney, and one of our brokers accepts the studio for you. The complex is at foundation stage, with handover planned for Q4 2028. Before each installment we visit the site and send you photos of the finished stage. The final one goes out against the document pack.
Where do the yield numbers come from?
We start from Rp 1.1 million a night, the AirROI rate for Berawa adjusted for a 23 m² studio. We model 60, 70 and 80% occupancy with professional management and take 40% of revenue for costs. At the 70% base case, net income comes to about Rp 163 million a year. It's our model's estimate, not a guaranteed return.
Why does the studio's price depend on how I pay?
The developer rewards cash up front, so Rp 1.50 bn is the full-payment price. A 50% first installment raises it by 8%, and a 30% one by 11%. There's also an 80/20 offer: you pay 80% at purchase, and rental income covers the remaining 20% after the unit enters management.
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