PERERENAN · ID RR-3099

Elysium eco-city: turnkey studio, 27 m², in Pererenan near the ocean

This 27 m² turnkey studio at Elysium costs Rp 1.99 bn and is built for couples and remote workers on two- to six-week stays. It has its own kitchen, bathroom and balcony. The leasehold runs 27 years with a 30-year extension, and the complex adds two pools, a spa and a rooftop restaurant.

Unit in Elysium eco-city Pererenan · units listed: 3

  • Leasehold 27 + 30 years
  • Under construction
  • Turnkey
  • Studiolayout
  • 1bathroom
  • 27 m²living area
  • Leasehold27 + 30 years
  • 605 mto the ocean

Property

What you get

At 27 m² (≈ 290 sq ft), the studio is the complex's best-selling format. It's a single room holding the sleeping area, a kitchen with appliances and a bathroom, with the balcony opening straight off the bed. Finishes and furniture come turnkey, so you won't buy anything after handover. A full-width window onto the balcony makes the room feel bigger than it measures, and that feeling is what a short-stay guest pays for.

Those renters stay two to six weeks. A pool, a decent coffee and a place to work matter to them far more than a third bedroom. Elysium covers the pool and the dining on site, and its free electric shuttle handles the ride to the cafés and coworking spaces of central Canggu.

Our numbers for this studio start at Rp 1.2 million a night, what studios in Pererenan and neighboring Canggu command. We set occupancy at 52% for the base scenario and test 42% and 62% around it. Operating costs swallow 16% of revenue. At 52%, about Rp 198 million a year stays with you, a 9.9% net yield.

Developer: BREIG, all projects and terms

The numbers for this property

Elysium eco-city · Studio 27 m² yield: gross and net

BREIG publishes no yield figure for the studio, so the model below is ours. It starts at Rp 1.2 million a night, the Pererenan rate for studios, and takes out the operator's fee, tax, wear and upkeep.

Gross 11.8%≈ Rp 235 million a year at 52% occupancy and Rp 1.2 million a night Net 9.9%≈ Rp 198 million a year · payback ≈ 10.1 years
  • Gross rental incomeRp 235 million11.8% of price · rate Rp 1.2 million, occupancy 52%
  • Operating costsRp 37.6 million16% of revenue
  • Net to youRp 198 million9.9% of price · payback ≈ 10.1 years
Occupancy scenarios: Elysium eco-city · Studio 27 m²
OccupancyGross incomeExpenses 16%Net% of pricePayback period
42%cautiousRp 190 millionRp 30.4 millionRp 160 million8.0%12.5 years
52%baseRp 235 millionRp 37.6 millionRp 198 million9.9%10.1 years
62%strongRp 280 millionRp 44.9 millionRp 236 million11.8%8.5 years

The base case is 52% occupancy under professional management, with 42% as the cautious case and 62% as the strong one.

Where the numbers come from

Developer's figures
BREIG publishes no yield figure for the studio, so the model below is ours. It starts at Rp 1.2 million a night, the Pererenan rate for studios, and takes out the operator's fee, tax, wear and upkeep.
Nightly rate
Rp 1.2 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
Tumbak Bayuh by Kaluna · 1BR villa: 9.5% net at 40% occupancy; Tumbak Bayuh by Kaluna · 2BR villa: 10.0% net at 40% occupancy; Tumbak Bayuh by Kaluna · 3BR villa: 9.2% net at 45% 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

Owning the studio means a leasehold to May 10, 2053, then a guaranteed 20-year renewal at market rates and a 10-year priority right. After the reservation you sign a PPJB before a notary, and the lease goes on record at handover. The PBG is in place, while SLF and licensing wait until construction ends.

Ownership and permits: Elysium eco-city · Studio 27 m²
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 term27 + 30 yearsLease expiry is May 10, 2053, followed by a guaranteed 20-year renewal at market rates and 10 years of priority right. Your remaining years count from the day you get the keys.
ZoningTourism zone (tourism/mixed), per the developerAn RDTR and OSS lookup confirms the plot's status before your deposit. The developer's statement alone isn't enough for us.
Building approval (PBG)PBG-510302-26102024-01This number appears in the developer's materials, and we retrieve the official record ahead of the deposit.
DeveloperBREIGSeventeen Bali projects, eleven of them complete. We still check the legal entity that signs with you, its delivered sites and the land lease.
Certificate of occupancy (SLF)After completionNo SLF means no rental license, so we link your installments to building progress rather than dates.
Short-term rental license (NIB)After completionAirbnb, 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 handoverTurnkey, handover Q2 2028We attach the furniture and appliance specification to your contract. The developer warrants the structure for 25 years, systems and finishes for three, waterproofing for two.
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

Elysium eco-city · Studio 27 m² payment schedule

  1. ReservationA booking holds the studio off the market while we go through the paperwork.
  2. 25% down paymentDue after you sign at the notary and our due diligence comes back clean.
  3. 25-month installmentsThe rest splits into equal monthly payments up to handover, with no interest on the developer's offer.
  4. HandoverYou release the final payment against the acceptance report and documents.

BREIG usually asks for 25% up front. The PPJB fixes the split and the dates after our checks, and we send you the draft to read before you sign anything.

Location

Location: Pererenan · Badung

Pererenan gives you Canggu's beaches and surf at a slower pace. Guest occupancy across Pererenan reaches 45–48%, beating the Canggu core, since supply still lags demand. New building on the rice fields moves quickly, though, so that gap won't last forever.

Elysium eco-city studio: residential blocks among the gardens
Pererenan · Badung · Mengwi
  • Ocean605 m
  • Pererenan Beach≈ 7 min
  • Central Canggu≈ 12 min
  • Supermarket and cafés3–5 min
  • Ngurah Rai Airport≈ 50 min

A studio guest has Canggu's cafés and surf ten minutes off and wakes up to rice fields and a river. The daily trade-off is traffic on the roads toward Canggu.

Pererenan · Badung · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 35restaurants
  • 31hotels
  • 10cafés
  • 8sights
  • 4beaches
  • 4spas
  • 4shops

Closest places

  • The Lodgerestaurant · 381 m
  • Honey,café · 464 m
  • Padi Padi Cafecafé · 465 m
  • Rizerestaurant · 469 m
  • BornBrightrestaurant · 484 m
  • Rootsrestaurant · 492 m
  • Shelter Restaurantrestaurant · 494 m
  • Premier surf and restorestaurant · 495 m

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

Straight answers

Questions about Elysium eco-city · Studio 27 m²

What does Rise Real Bali charge when I buy the Elysium studio?

Zero. The developer pays our fee, and you pay list price. Before any deposit we check, at our own expense, the ground lease, the zoning in RDTR and OSS and the PBG record, and we collect the fit-out list you'll sign against. The findings reach you in writing before money moves.

Can I buy a studio at Elysium remotely?

You can. A broker walks the site on a live Zoom call and shows the block, the studio layout and the road in. The notary signs you in by power of attorney. When the building's ready, we inspect the studio on video, log defects and keep back the final installment until the developer clears them. Keys then pass to the management company.

How do you get the studio's yield numbers?

Our starting point is Rp 1.2 million a night, the rate of comparable managed units in Pererenan adjusted for a 27 m² studio. From there the model splits into a 42% case, a 52% case and a 62% case, each run by a professional manager, with operating costs set at 16% of revenue. At 52% the model shows about Rp 198 million net a year, or 9.9%. It's our estimate, not a promise.

Can I rent the Elysium studio out nightly?

The plot lies in a tourism zone, where the rules permit nightly rental. The rental license (NIB) comes only after the certificate of occupancy, and no project anywhere gets one earlier. Until your license arrives, we model long-term rental only, so the numbers you see don't depend on a permit you don't hold yet.

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