CANGGU · ID RR-5582

Elison: one-bedroom apartment, 43 m², in Tibubeneng

At 43 m² (≈ 460 sq ft), this one-bedroom apartment is the smaller type at Elison in Tibubeneng. Residents get a courtyard pool and a rooftop bar. The leasehold runs 26 years with a priority extension, and the price is Rp 3.04 bn. We're confirming the handover date.

Unit in Elison · units listed: 2

  • Leasehold 26 years
  • Under construction
  • Rooftop bar
  • 1bedroom
  • 43 m²size
  • Leasehold26 years + extension
  • To confirmhandover

Property

What you get

The 43 m² one-bedroom is the smaller of the two Elison types. The developer hasn't released the floor plan, so we request it. From the renderings, residents get a courtyard pool and a rooftop bar.

The likely guest is a couple or a remote worker staying a few weeks. The bar and the pool help a listing on Airbnb. The drawback is shared by every small unit in Canggu: supply keeps growing, so we price below the showcase rate.

Here's the model. We use Rp 1.5 million a night, the level of small one-bedroom apartments in Canggu. Occupancy is 61% in the base case, 51% cautious and 71% strong. Operating costs take 16% of revenue. The base case leaves about Rp 281 million a year, 9.2% of the price.

The numbers for this property

Elison · 1BR apartment yield: gross and net

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

Gross 11.0%≈ Rp 335 million a year at 61% occupancy and Rp 1.5 million a night Net 9.2%≈ Rp 281 million a year · payback ≈ 10.8 years
  • Gross rental incomeRp 335 million11.0% of price · rate Rp 1.5 million, occupancy 61%
  • Operating costsRp 53.6 million16% of revenue · management, tax, wear and upkeep
  • Net to youRp 281 million9.2% of price · payback ≈ 10.8 years
Occupancy scenarios: Elison · 1BR apartment
OccupancyGross incomeExpenses 16%Net% of pricePayback period
51%cautiousRp 280 millionRp 44.8 millionRp 235 million7.7%12.9 years
61%baseRp 335 millionRp 53.6 millionRp 281 million9.2%10.8 years
71%strongRp 390 millionRp 62.4 millionRp 328 million10.8%9.3 years

The base case is 61% occupancy with professional management. Cautious is 51% and strong is 71%.

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: 51% cautious, 61% base and 71% 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 one-bedroom comes as a leasehold: 26 years with a priority right to extend, which we write into the contract. You sign, pay 30% and settle the rest in tranches over up to four years. The remaining term counts from handover. The PBG is in progress, and a rental license needs the SLF after construction.

Ownership and permits: Elison · 1BR apartment
Form of ownershipLeaseholdForeigners 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 term26 years + priority extensionThe term left is counted from handover, not the purchase date, and the extension terms go in the contract.
ZoningTo confirmWe compare the plot's zone with an RDTR extract before you put down a deposit.
Building approval (PBG)In progressThe permit number and a copy go on our request list ahead of the deposit.
DeveloperPremier Development Group, entity to confirmOur checks cover the legal entity and the developments it has completed.
Certificate of occupancy (SLF)After constructionA rental license needs an SLF, so we link your tranches to building stages rather than the calendar.
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 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.
Furniture and handoverTo confirmAn appendix to the contract lists furniture and appliances.
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 Elison · 1BR apartment?

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Terms

Elison · 1BR apartment payment schedule

  1. ReservationThe deposit holds the apartment; its amount is open.
  2. First paymentThirty percent is due on signing.
  3. InstallmentsThe remainder comes in tranches over up to four years, fixed in the PPJB.
  4. HandoverThe last payment waits for the full documents.

The developer's terms apply. Our PPJB will record the schedule and late-payment penalties after due diligence.

Location

Location: Tibubeneng · Canggu

Berawa is a few minutes away, with beach clubs and cafés close enough to reach by scooter. For a one-bedroom this is the main selling point: the guest lives for the area, not the flat.

Elison 1BR: the complex in the evening, courtyard pool in front
Canggu · Badung · Tibubeneng
  • Berawa Beach≈ 1 km, straight line
  • Batu Bolong Beach≈ 1.5 km, straight line
  • Ngurah Rai Airport≈ 9.5 km, straight line

In a small unit the area decides. A guest staying two to four weeks picks the cafés and the beach, so being close to Berawa keeps occupancy up.

Tibubeneng · Canggu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 108hotels
  • 77restaurants
  • 39cafés
  • 13bars
  • 12shops
  • 10spas
  • 7gyms

Closest places

  • The Jogolocafé · 140 m
  • Villa Visonhotel · 144 m
  • Living food labrestaurant · 168 m
  • Canggu Delishop · 175 m
  • Starbucks Canggucafé · 182 m
  • The Savage Kitchenrestaurant · 185 m
  • Trattoriarestaurant · 198 m
  • Canggu Club Tennis Centregym · 199 m

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

Straight answers

Questions about Elison · 1BR apartment

What does Rise Real Bali charge for the Elison 1BR?

Nothing. You pay the developer's price, and the developer pays our commission. Checks before the deposit are at our expense. For this apartment we read the lease with its priority extension, compare the zone against RDTR, and ask for the developer's entity, the PBG number and a copy of the permit.

Can I buy the one-bedroom apartment from abroad?

Yes. You tour it on Zoom, and a notary works from your power of attorney. We accept the apartment for you once it's built. We're confirming the handover date and progress with the developer. You pay 30% first and the balance over up to four years, and we verify each stage before a tranche goes out.

Where do the yield numbers come from?

The nightly rate of about Rp 1.5 million comes from comparable apartments in Canggu, adjusted for a one-bedroom. Base occupancy of 61% reflects our segment with professional management. Operating costs take 16% of revenue. These are Rise Real Bali estimates, not guaranteed income.

Is a 43 m² one-bedroom a good rental in Canggu?

It rents to couples and remote workers, and the pool and rooftop bar help the listing. Supply of small units is growing, which is why we model a rate below the showcase price. Close access to Berawa keeps the apartment booked, so location carries more weight than size.

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