BERAWA · ID RR-5141

Ema Villas: three-bedroom pool villa, 270 m², in Berawa, Canggu

On a 125 m² plot, this layout fits a private pool, three bedrooms and three bathrooms into 270 m². The price is Rp 6.18 bn, with furniture and appliances in it. Art Villas Bali plans handover for the end of 2026. The villa is leasehold, and we're matching the term against the developer's documents.

Unit in Ema Villas · units listed: 2

  • Leasehold, term to confirm
  • Handover Q4 2026
  • Furnished
  • 9 villas
  • 3bedrooms
  • 270 m²villa size
  • 125 m²plot
  • 3bathrooms
  • Leaseholdlease term (to confirm)
  • Q4 2026handover, per the price sheet

Property

What you get

The three-bedroom at Ema Villas has 270 m² (≈ 2,910 sq ft) of floor space on a 125 m² plot. The project is small, only nine villas, and the windows look out over greenery and fields. Berawa Beach is around 1.5 km away. A minimart and a couple of cafés are a short walk.

Downstairs: a kitchen with an island, a lounge, the pool terrace. Upstairs are three bedrooms and three bathrooms, and a separate guest toilet comes on top of that. In Berawa the third bedroom opens the villa to families and groups of friends who book a week or longer. You don't pay extra for furniture or appliances.

It's a leasehold. The price sheet reads 29 years with a 25-year extension, and our database reads 25. We'll settle that before a deposit. The villa lists at Rp 6.18 bn, with completion due in Q4 2026. We've asked the developer for the PBG number, the company that sells and a payment plan.

Developer: Art Villas Bali, all projects and terms

The numbers for this property

Ema Villas · 3BR villa yield: gross and net

Art Villas Bali doesn't publish a yield for this villa. Our model starts from Rp 4.1 million a night for a Berawa three-bedroom and takes management, tax, wear and upkeep out of revenue.

Gross 16.8%≈ Rp 1.04 bn a year at 70% occupancy and Rp 4.1 million a night Net 10.1%≈ Rp 624 million a year · payback ≈ 9.9 years
  • Gross rental incomeRp 1.04 bn16.8% of price · rate Rp 4.1 million, occupancy 70%
  • Management companyRp 187 million18% of revenue · market range 15–25%
  • TaxRp 104 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 125 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 624 million10.1% of price · payback ≈ 9.9 years
Occupancy scenarios: Ema Villas · 3BR villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 892 millionRp 357 millionRp 535 million8.7%11.5 years
70%baseRp 1.04 bnRp 416 millionRp 624 million10.1%9.9 years
80%strongRp 1.19 bnRp 475 millionRp 713 million11.5%8.7 years

Where the numbers come from

Developer's figures
Art Villas Bali doesn't publish a yield for this villa. Our model starts from Rp 4.1 million a night for a Berawa three-bedroom and takes management, tax, wear and upkeep out of revenue.
Nightly rate
Rp 4.1 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 · 2BR villa: 9.7% 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

Your right here is a leasehold, and the term needs one more check: 29 + 25 years per the developer, 25 per our records. After reservation you sign a PPJB, then the notarized lease when the building work ends. The PBG application is underway. Occupancy certificate and rental license: after completion, not before.

Ownership and permits: Ema Villas · 3BR 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 confirmThe developer states 29 years with a guaranteed 25-year extension. The project entry in our database has 25. We'll match both to the land lease, count what's left from handover and fix the extension in writing.
ZoningResidential, per our databaseAn RDTR extract for the coordinates tells us whether a nightly rental license is possible here.
Building approval (PBG)In progressAccording to the database, the developer has applied. A copy and the number come to you before the deposit.
DeveloperArt Villas Bali, company to confirmOur checks cover the contracting company, the land documents and the developer's finished projects.
Certificate of occupancy (SLF)After constructionWithout an SLF the villa can't get a rental license. That's why installments follow verified progress.
Short-term rental license (NIB)After completionAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). We agree in the contract which side handles the application.
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, furnishedThe three-bedroom arrives fully furnished per the sheet. An itemized list sits in the contract appendix.
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 · 3BR villa payment schedule

  1. ReservationThe deposit secures the three-bedroom for you. The amount isn't fixed yet.
  2. Construction stagesPayments line up with milestones our team signs off on the ground.
  3. HandoverThe balance goes out once you accept the keys and the papers.

There's no published schedule yet. We'll set one with the developer and record it in the PPJB after due diligence.

Location

Location: Berawa · Canggu

From here, Finns, cafés and international schools are a few minutes away, and demand for family homes stays solid. Narrow roads jam at rush hour, and many owners compete for the same bookings.

Ema Villas: poolside living room under a bamboo roof
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

Three-bedroom villas in Berawa draw families with kids at nearby schools, so bookings hold up off-season. The downside: slow exits from the area and a growing number of rivals.

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 · 3BR villa

What does Rise Real Bali charge on the Ema Villas three-bedroom?

Zero. The price is the developer's, and the developer pays us. We handle the pre-deposit checks at our expense. On this villa we compare the lease term with the land lease, ask for the PBG number and the seller's company name, and confirm the RDTR zone. Open points go into the written report you get before you sign.

Can I buy this three-bedroom from abroad?

Yes. A Zoom call shows you the villa and the site. You sign at the notary by proxy, and our people take delivery for you. Work is ongoing, with handover due late 2026. Before each installment we inspect the stage and send you a photo report. The last payment goes out against the documents.

Where does the yield estimate for this villa come from?

Rp 4.1 million a night is AirROI's Berawa rate, adjusted for a three-bedroom villa. Our cases are occupancy of 60%, 70% and 80% under a manager, less 40% of revenue in costs. In the middle case you net 10.1% a year. Read it as our estimate, not a guaranteed return.

Why is the three-bedroom smaller than the two-bedroom?

That's the developer's layout: 270 m² here against 300 m² in the two-bedroom. The space went into a third bedroom and bathroom, so the living room and courtyards are more modest. For nightly rental that trade works in your favor, since three bedrooms sell to families and groups. Ask us and we'll send floor plans of both.

Is the three-bedroom still available?

We're not sure yet. The developer's price sheet shows all four three-bedroom villas as taken, while our listing database still lists the layout for sale. Before you reserve, we get written confirmation from Art Villas Bali that a villa is free. If none is, we'll show you the two-bedroom or similar homes in Berawa.

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