CANGGU
from Rp 12.74 bn/ 100 years with extensions
De Vello
Canggu · Villa complex
- 3 bedrooms
- 368 m²
- leasehold 100
See details
CANGGU · ID RR-2385
De Vello: three-bedroom villa, 368 m², in Berawa, Canggu
Four minutes by scooter from Berawa Beach, a 368 m² villa on a 195 m² plot gives you three bedrooms, three bathrooms, a private pool and a patio. It costs Rp 12.74 bn on a 100-year leasehold that includes extensions. The developer plans handover for December 2026.
Unit in De Vello
- Leasehold 100 years with extensions
- Under construction
- Private pool
- 3bedrooms
- 3bathrooms
- 368 m²villa area
- 195 m²plot
- Leasehold100 years with extensions
- 12.2026handover (to confirm)
Property
What you get
The 368 m² villa (≈ 3,960 sq ft) is De Vello's main layout, one of eight homes in Berawa. Berawa Beach is 900 meters away, Umalas five minutes, and Batu Bolong eight minutes by scooter.
On a 195 m² plot you get three bedrooms, three bathrooms, a double-height living room with an island kitchen, and your own pool and patio. The renders show timber ceilings, floor-to-ceiling windows and a dining area by the garden. The listing calls it semi-furnished. A specification attached to the contract lists what that means.
The land is leasehold: 100 years in our listing, built from a base lease plus extensions. This layout costs Rp 12.74 bn. Zoning and the building approval are missing from our database, so we get RDTR and PBG extracts before the deposit.
The numbers for this property
De Vello · 3BR villa yield: gross and net
The developer has not put a yield on paper. Our starting point is Rp 5.8 million a night for Berawa, adjusted for size and class, less management, tax, wear and upkeep.
Gross 10.9%≈ Rp 1.39 bn a year at 65% occupancy and Rp 5.8 million a night
Net 6.5%≈ Rp 831 million a year · payback ≈ 15.3 years
- Gross rental incomeRp 1.39 bn10.9% of price · rate Rp 5.8 million, occupancy 65%
- Management companyRp 249 million18% of revenue · market range 15–25%
- TaxRp 139 million10% of rental income · rate depends on the structure
- Wear and upkeepRp 166 million12% of revenue · vacancy between stays, supplies, repairs
- Net to youRp 831 million6.5% of price · payback ≈ 15.3 years
| Occupancy | Gross income | Expenses 40% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 55%cautious | Rp 1.17 bn | Rp 469 million | Rp 704 million | 5.5% | 18.1 years |
| 65%base | Rp 1.39 bn | Rp 554 million | Rp 831 million | 6.5% | 15.3 years |
| 75%strong | Rp 1.60 bn | Rp 640 million | Rp 959 million | 7.5% | 13.3 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 5.8 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: 55% cautious, 65% base and 75% 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
The villa comes on a leasehold listed at 100 years. Anything above 60 years in Indonesia combines a base lease with extensions, so the contract must spell out both. Reservation leads to a PPJB, and at handover you and the developer sign the lease before a notary. Once construction ends, the SLF arrives, followed by the rental license.
| 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 | 100 years with extensionsIndonesian leases past 60 years combine a base term with extensions. We fix both in the contract and measure the remaining term from handover. |
| Zoning | To confirmZoning is empty in our listing. We check it with an RDTR extract ahead of any deposit. |
| Building approval (PBG) | To confirmOur listing hasn't confirmed the building approval. Its number and an extract come before the deposit, or the deal stops there. |
| Developer | Mirah I&D, project company to confirmOur review covers the company, its delivered projects and its land documents. |
| Certificate of occupancy (SLF) | After constructionThe rental license requires an SLF first. That's why we link payments to construction 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-furnished, per listing dataThe contract appendix spells out what semi-furnished includes, item by item. |
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
De Vello · 3BR villa payment schedule
- ReservationYour deposit holds the villa; the amount comes from the developer.
- Construction stagesStage payments follow the build, per a schedule we request for this villa.
- HandoverThe last payment goes against the complete document pack.
No payment plan in the developer's materials yet, so due diligence comes first and the PPJB schedule after it.
Location
Location: Berawa · Canggu
Berawa is Canggu at its most crowded: a beach club, schools, offices and restaurants within reach. That brings strong liquidity along with noise and traffic. Rentals nearby fetch Rp 3.9 million a night on average, at 37.5% occupancy.
- Berawa Beach≈ 900 m · 4 min
- Umalas≈ 1.2 km · 5 min
- Batu Bolong Beach≈ 2.2 km · 8 min
- Ngurah Rai Airport≈ 35 min
You buy in Berawa for the flow of people: beach club, schools and restaurants within five minutes. In exchange you get narrow, jammed lanes and the densest building in Canggu.
What's nearby
The neighborhood
Within 1 km of the property
- 100hotels
- 56restaurants
- 24cafés
- 16bars
- 8shops
- 8spas
- 6sights
Closest places
- Pom Pomhotel · 121 m
- Bali Berries Frozen Yogurtcafé · 130 m
- Popularshop · 142 m
- Smash n dashrestaurant · 154 m
- paris baguettecafé · 161 m
- Prime plus medicalclinic · 167 m
- La Fincarestaurant · 170 m
- ZIN Berawa Villas & Bungalowshotel · 176 m
Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.
Straight answers
Questions about De Vello · 3BR villa
What does Rise Real Bali charge when I buy this De Vello villa?
Nothing. You pay the list price, and our fee sits on the developer's side. Our checks before the deposit cost you nothing either. For this villa we request the PBG extract, RDTR zoning, the build schedule and the availability sheet, and we verify the developer's company and the land lease. You see every open point in writing before the deal.
Can I buy the three-bedroom at De Vello without flying in?
Yes. We show the villa over Zoom, you authorize a notary by power of attorney, and our Bali team takes the keys at handover. The villa's structure is up, and the developer plans to finish in December 2026. Each payment follows a stage we've inspected on site and photographed for you. The last one goes out against the documents.
Where do the yield numbers come from?
We use an AirROI rate of Rp 5.8 million a night for Berawa, adjusted for the villa's type and size. With professional management we model 55, 65 and 75% occupancy, then subtract 40% of revenue for running costs. The 65% base case leaves about Rp 831 million a year. That's 6.5% of the price. It's our estimate, and nobody can guarantee rental income.
What does the 100-year lease actually mean?
It's a base lease plus extensions. Indonesian leases can't run past 60 years in a single term, so before the deposit we check the base term, what secures each extension and at what price. Those terms go into the contract. Every extension then rests on signed paper, not on a conversation.
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