CANGGU · ID RR-5583

Elison: two-bedroom apartment, 52 m², in Tibubeneng

Two bedrooms fit into 52 m² (≈ 560 sq ft) here, the larger of Elison's two types, with a courtyard pool and a rooftop bar in the complex. The leasehold is 26 years with a priority extension. It costs Rp 3.81 bn, and the handover date is being confirmed.

Unit in Elison · units listed: 2

Leasehold 26 years
Under construction
Rooftop bar

2bedrooms
52 m²size
Leasehold26 years + extension
To confirmhandover

Property

What you get

The 52 m² two-bedroom is the senior type at Elison. For that area the plan is tight and the rooms are small, but the ticket sits well below a two-bedroom villa in Canggu.

Two beds attract friends traveling together and families with a child, and they pay more per night than a studio guest. We check room sizes and furniture layout on the floor plan before any deposit.

Here's the model. We use Rp 2.5 million a night, below the large villas in the area because the unit is compact. Occupancy is 50% in the base case, 40% cautious and 60% strong. Operating costs take 16% of revenue. The base case leaves about Rp 380 million a year, 10.0% of the price.

Price

Rp 3.81 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 26 years
Size52 m²

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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Leave your number in the form below and we'll send the document pack for this apartment, an income model at your own occupancy and a recorded call with a broker.

The numbers for this property

Elison · 2BR apartment yield: gross and net

The developer doesn't publish a yield for this apartment. Below is our model: a nightly rate of Rp 2.5 million, with operating costs taken off revenue.

Gross 11.9%≈ Rp 452 million a year at 50% occupancy and Rp 2.5 million a night Net 10.0%≈ Rp 380 million a year · payback ≈ 10.0 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 452 million11.9% of price · rate Rp 2.5 million, occupancy 50%
Operating costsRp 72.4 million16% of revenue · management, tax, wear and upkeep
Net to youRp 380 million10.0% of price · payback ≈ 10.0 years

Occupancy scenarios: Elison · 2BR apartment
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
40%cautious	Rp 362 million	Rp 57.9 million	Rp 304 million	8.0%	12.5 years
50%base	Rp 452 million	Rp 72.4 million	Rp 380 million	10.0%	10.0 years
60%strong	Rp 543 million	Rp 86.8 million	Rp 456 million	12.0%	8.3 years

Our base case is 50% occupancy with a professional manager. The cautious case is 40% and the strong case 60%.

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 2.5 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: 40% cautious, 50% base and 60% 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

The apartment is a 26-year leasehold with a priority right to extend, and the extension terms go into your contract. You pay 30% at signing and the rest over up to four years. The PBG is in progress. The SLF and rental license follow construction, and we count the remaining term from handover.

Ownership and permits: Elison · 2BR apartment
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	26 years + priority extensionThe years left count from handover. The contract carries the extension terms in writing.
Zoning	To confirmThe RDTR extract settles the permitted use of the plot, and we get it before you reserve.
Building approval (PBG)	In progressWe request the permit number and an extract before the deposit.
Developer	Premier Development Group, entity to confirmWe examine the legal entity and the projects it has handed over.
Certificate of occupancy (SLF)	After constructionNo SLF, no rental license. That's why we pin your tranches to build stages.
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	To confirmThe contract appendix names the 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 · 2BR apartment?

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

Terms

Elison · 2BR apartment payment schedule

ReservationA deposit reserves the apartment; we're confirming the amount.
First paymentThirty percent goes in when the contract is signed.
InstallmentsThe rest moves in tranches over as much as four years.
HandoverThe final payment follows the document pack.

We take these terms from the developer. The PPJB spells out the tranches and penalties once checks finish.

Location

Location: Tibubeneng · Canggu

Tibubeneng links Berawa and Canggu, with restaurants, surf spots and the road to Seminyak a short ride away. For two bedrooms the area is a plus; street noise is the minus.

Elison 2BR: courtyard pool and the complex at dusk — 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

Friends and families pick two bedrooms for the area. We check whether the windows face the street or the courtyard.

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 · 2BR apartment

What does Rise Real Bali charge on the Elison 2BR?

Nothing. The developer's price is what you pay, and the developer covers our commission. We fund the checks before a deposit. Here they cover the 26-year lease and its priority extension, the zone against RDTR, and the developer's entity with the PBG number and a copy of the approval.

Can I buy the two-bedroom apartment without visiting Bali?

Yes. We walk you through it on Zoom, and a notary signs for you under a power of attorney. We take the apartment over for you. Progress and the handover date are with the developer for confirmation. Pay 30% first, then the balance over up to four years, each tranche after we check the stage.

How do you work out income for a compact two-bedroom?

We start from about Rp 2.5 million a night, a rate that sits under large villas in the area because 52 m² is small. Base occupancy is 50%. Operating costs take 16% of revenue. The result is our estimate, not a promise.

Which way do the windows face?

That's one of the first things we check, since street-facing rooms in Tibubeneng get weekend noise while courtyard-facing ones stay quiet. The developer hasn't released the floor plan, so we request it and tell you before the deposit. Room sizes get the same look.

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