BERAWA · ID RR-5134

Ema Villas: two-bedroom pool villa, 300 m², in Berawa, Canggu

At 300 m² on a 126 m² plot, the two-bedroom is the roomier of the two Ema Villas layouts. It sells for Rp 5.58 bn with a private pool, furniture and appliances included. Handover on the developer's sheet: Q4 2026. It's leasehold, and we're checking the term against the land lease before you commit.

Unit in Ema Villas · units listed: 2

  • Leasehold, term to confirm
  • Handover Q4 2026
  • Furnished
  • 9 villas
  • 2bedrooms
  • 300 m²villa size
  • 126 m²plot
  • 2bathrooms
  • Leaseholdlease term (to confirm)
  • Q4 2026handover, per the price sheet

Property

What you get

This is the larger Ema Villas layout: 300 m² (≈ 3,230 sq ft) built on a 126 m² plot, one of nine villas in the project. You'll walk to a minimart and cafés in two minutes. Berawa Beach is roughly 1.5 km off, and Finns or the schools are five minutes by scooter.

The house climbs three levels. The ground floor holds a kitchen with an island, a living room and doors out to your own pool, and the two bedrooms with two bathrooms sit above. Balconies and courtyards bring in light and air, which dense Berawa usually lacks. Furniture and appliances are in the price, and the full list goes into the contract.

Ownership is leasehold. The price sheet mentions 29 years plus a 25-year extension. Our database says 25, so we'll pin down the term before your deposit. This villa costs Rp 5.58 bn, and the sheet targets the last quarter of 2026 for handover. Still outstanding from the developer: the PBG number, the seller's company details and a payment plan.

Developer: Art Villas Bali, all projects and terms

The numbers for this property

Ema Villas · 2BR villa yield: gross and net

The developer doesn't publish a yield for this unit. Below is our model. It prices a Berawa two-bedroom at Rp 3.5 million per booked night, then deducts management, tax, wear and upkeep.

Gross 16.2%≈ Rp 904 million a year at 70% occupancy and Rp 3.5 million a night Net 9.7%≈ Rp 543 million a year · payback ≈ 10.3 years
  • Gross rental incomeRp 904 million16.2% of price · rate Rp 3.5 million, occupancy 70%
  • Management companyRp 163 million18% of revenue · market range 15–25%
  • TaxRp 90.4 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 109 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 543 million9.7% of price · payback ≈ 10.3 years
Occupancy scenarios: Ema Villas · 2BR villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 775 millionRp 310 millionRp 465 million8.3%12.0 years
70%baseRp 904 millionRp 362 millionRp 543 million9.7%10.3 years
80%strongRp 1.03 bnRp 413 millionRp 620 million11.1%9.0 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 3.5 million, our estimate for the area: AirROI puts average revenue per listing in Berawa at Rp 3.9 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Berawa 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
Ema Villas · 3BR villa: 10.1% net at 70% occupancy; SWOI Berawa · 1BR apartment: 9.1% 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 whose length we're still settling: the developer's sheet gives 29 + 25 years, our database 25. You'd sign a PPJB after reservation and the notarized lease once the villa's done. The PBG is in progress. Occupancy certificate and license follow completion, the usual sequence in Bali.

Ownership and permits: Ema Villas · 2BR villa
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 termTo confirmTwo figures on file: 29 years plus a guaranteed 25 on the price sheet, 25 in the database record. We'll resolve it from the land lease. The years left count from handover, and the extension goes into your contract.
ZoningResidential, per our databaseWe pull the RDTR extract for this plot. The zone determines whether the villa qualifies for nightly rental.
Building approval (PBG)In progressThe database marks the approval as underway. We get the number and a copy before you pay a deposit.
DeveloperArt Villas Bali, company to confirmWe look at the legal entity on the contract, its land documents and the villas it has handed over before.
Certificate of occupancy (SLF)After constructionA rental license needs the SLF first, so your payments track building stages instead of 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). Your contract names who files for it after handover.
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, furnishedFurniture and appliances come with this layout. The inventory gets attached to the contract.
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

Ema Villas · 2BR villa payment schedule

  1. ReservationYou reserve the two-bedroom in your name. The deposit amount isn't set yet.
  2. Construction stagesMoney moves only when we've confirmed the next stage on site.
  3. HandoverYou make the final payment when you accept the villa and its paperwork.

Art Villas Bali hasn't shared a payment plan for this layout. We'll negotiate one, and it goes into your PPJB after the checks.

Location

Location: Berawa · Canggu

The Berawa strip gives you Finns, the schools and a dense restaurant scene within minutes. The trade-off is slow traffic and a lot of villas chasing the same guests.

Ema Villas: pool terrace with a lounge corner
Canggu · Badung · Berawa
  • Berawa Beach≈ 1.5 km
  • Minimart and cafés1–2 min on foot
  • Finns Beach Club≈ 5 min
  • Batu Bolong≈ 10 min
  • Ngurah Rai Airport≈ 45 min

A two-bedroom here rents to couples and small families all year, with long stays filling the quiet months. Expect congestion at peak hours and more supply every season.

Berawa · Canggu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 122hotels
  • 69restaurants
  • 41cafés
  • 13spas
  • 10shops
  • 6gyms
  • 5sights

Closest places

  • Berawarestaurant · 0 m
  • Nickmartshop · 30 m
  • Green Ginger Noodle Houserestaurant · 44 m
  • Belladona Homestayhotel · 44 m
  • Casa de comidarestaurant · 50 m
  • Satu-satu coffee companycafé · 82 m
  • Pasta barcafé · 129 m
  • Apotekclinic · 137 m

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

Straight answers

Questions about Ema Villas · 2BR villa

Does Rise Real Bali charge me a fee for this villa?

No. You pay the developer's price, and Art Villas Bali covers our commission. Due diligence comes first, and we pay for it. For this two-bedroom we read the land lease to fix the term, request the PBG number and the seller's company, and check the RDTR zone. Whatever's still unresolved goes into a written report before you sign.

Can I buy the Ema Villas two-bedroom remotely?

You can. After a Zoom walk-through, you sign remotely: your power of attorney lets the notary close the paperwork. Construction is underway, with completion planned for the end of 2026. Before any installment, someone from our team checks the stage on site and sends you photos. At handover we accept the villa on your behalf, and the final payment follows the documents.

How did you get the yield numbers for this villa?

Our starting point is Rp 3.5 million a night: AirROI data for Berawa, corrected for a two-bedroom this size. We then plug in three occupancy levels (60%, 70%, 80%) for a managed villa and knock 40% off revenue for costs. The middle scenario nets 9.7% a year. It's our estimate, not an income guarantee.

How is the two-bedroom different from the three-bedroom at Ema Villas?

It's bigger: 300 m² against 270 m² for the three-bedroom. The extra space went into the living room, the courtyards and the balconies instead of a third bedroom. It also costs about Rp 602 million less. It suits a couple or a family with one child who want more room for less money.

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