BERAWA · ID RR-2099

Ema Villas: two- and three-bedroom pool villas in Berawa, Canggu

A small Art Villas Bali project about 1.5 km from Berawa Beach, Ema Villas holds nine furnished pool villas. The two-bedroom layout runs 300 m², the three-bedroom 270 m², and prices start at Rp 5.58 bn. It's leasehold, with handover set for Q4 2026. We're still confirming the lease term with the developer.

  • Leasehold, term to confirm
  • Handover Q4 2026
  • Furnished
  • 9 villas
  • 2–3bedrooms
  • 270–300 m²villa size
  • 125–157 m²plot
  • 2–3bathrooms
  • Leaseholdlease term (to confirm)
  • Q4 2026handover, per the price sheet

Property

What you get

Ema Villas sits in Berawa, the part of Canggu one step back from the beachfront. Berawa Beach is about 1.5 km away, a minimart and cafés are a two-minute walk, and Finns and the international schools take five minutes by scooter. The whole project is nine villas in two layouts, with windows facing greenery and fields.

Floor area on the two-bedroom is 300 m² (≈ 3,230 sq ft), and its plot starts at 126 m². The three-bedroom has 270 m² (≈ 2,910 sq ft) on a plot from 125 m². Both spread over three levels: kitchen and living room downstairs, bedrooms above. Every villa gets its own pool, balconies and inner courtyards, plus a guest toilet. The price sheet lists both layouts fully furnished, so there's no separate fit-out budget to negotiate. We still attach the furniture list to your contract.

Our listing database records the land as residential and the ownership as leasehold. The sources disagree on the term: the developer's sheet says 29 years plus a guaranteed 25-year extension, the database says 25. We won't quote a figure until we see the land lease. Current prices: Rp 5.58 bn for the two-bedroom, Rp 6.18 bn for the three-bedroom. The PBG number, the selling company and the payment schedule are still on our list of questions for the developer.

Developer: Art Villas Bali, all projects and terms

Developer price list

Ema Villas: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

TypeSizeBedroomsPriceThe numbers
2BR villa with pool300 m²2Rp 5.58 bnwith numbers →
3BR villa with pool270 m²3Rp 6.18 bnwith numbers →

We took the sizes and prices from Art Villas Bali's price sheet on our Drive and from our listing database. The sheet shows almost nothing left: one of five two-bedroom villas and none of the four three-bedrooms, while the database still lists both. Before you reserve, the developer has to confirm in writing that your villa is free.

Ownership

Ownership & what you actually get

You'd buy a leasehold on a residential plot. How long it runs is the open question: 29 years plus 25 on the developer's sheet, 25 in our database. The paperwork runs reservation, PPJB, and finally a notarized lease once construction ends. The building approval is underway, and the occupancy certificate and a rental license have to wait until the villas are done.

Ownership and permits: Ema Villas
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's sheet gives 29 years with a guaranteed 25-year extension; the project record in our database gives 25. We're settling it with Art Villas Bali. The remaining term counts from handover, and the extension goes into the contract.
ZoningResidential, per our databaseAn RDTR extract for the plot's coordinates settles it. The zone decides whether the villa can get a short-term rental license.
Building approval (PBG)In progressOur database shows the PBG application underway. We ask for the number and a copy before any deposit.
DeveloperArt Villas Bali, company to confirmWe check the company that signs the contract, its land papers and the projects it has already delivered.
Certificate of occupancy (SLF)After constructionNo SLF, no rental license. That's why your installments follow finished stages, not the calendar.
Short-term rental license (NIB)After completionAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). The contract states who applies for this one once the villa is finished.
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 developer's sheet lists both layouts fully furnished. The furniture and appliance list goes into the contract as an 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 payment schedule

  1. ReservationA deposit holds the villa in your name. Art Villas Bali hasn't told us the amount yet.
  2. Construction stagesEach installment follows a stage we've seen finished on site.
  3. HandoverYou release the last payment at the walkthrough, against the full document pack.

Art Villas Bali's materials don't include a payment plan, so we'll negotiate one and set it down in the PPJB when our checks finish.

Location

Location: Berawa · Canggu

Berawa is Canggu's busiest core: a beach club, international schools, restaurants and offices all within five minutes. The trade-off: crawling traffic on tight lanes and the stiffest rental competition on the coast.

Ema Villas: arched windows along the villa fronts in Berawa
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

Buyers pick Berawa for liquidity. Long lets and school families keep demand up even in low season. The flip side is jams on the way out and a steady stream of new villas.

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

What does Rise Real Bali charge when I buy at Ema Villas?

Nothing. Art Villas Bali covers our commission out of the list price you'd pay anyway. Due diligence is on us too, and we finish it before you put down a deposit. Here that means settling the lease term, ordering an RDTR zoning extract and getting the PBG number from the developer. Our written findings reach you before the first payment.

Can I buy a villa at Ema Villas without flying to Bali?

Yes. On Zoom you see the plot and how far construction has come, and we film walk-throughs on the ground. Our team reviews the documents. You sign at a notary's office in Bali by proxy, without being there. Money goes out only against verified stages. When the villa's finished, our team inspects it and ticks off each furniture item against the contract list.

How long is the lease at Ema Villas?

Both of our sources say leasehold. They disagree on the length: the developer's price sheet shows 29 years with a guaranteed 25-year extension, and the project record in our database shows 25. We won't give you a number until we've read the land lease itself. Either way, the years that matter start at handover, not at signing.

What's included in the price of an Ema Villas home?

Per the price sheet, both layouts come fully furnished, with the kitchen, appliances and furniture in the price. The two-bedroom has 300 m² on a plot from 126 m², the three-bedroom 270 m² on a plot from 125 m². Each villa has a private pool, balconies and inner courtyards. The full specification becomes an appendix to your contract.

Is there a yield estimate for Ema Villas?

Each villa page carries our model. For the project as a whole we don't publish one: the lease term and current availability need to be settled first. The model starts with AirROI's Berawa nightly rate, scaled for the villa type, then applies occupancy for managed homes and a 40% cost load. Treat the output as an estimate, not promised income.

Units in this project

2 units with numbers

Each one shows the developer price, net income from our model, document status and the payment schedule.

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