CANGGU · ID RR-2364

Nava Tamora: three-bedroom villa, 200 m², with pool and field views in Padonan

Construction wrapped up in September 2025 on this 200 m² three-bedroom villa, set on a 116 m² plot at the edge of the rice fields in north Canggu. It comes with a private pool, and the price is Rp 7.05 bn. Our listing data records the land as freehold.

Unit in Nava Tamora

Freehold, per listing data
Completed
Private pool

3bedrooms
200 m²living area
116 m²plot
Freeholdper listing data
Readycompleted in 2025
22villas in the project

Property

What you get

Nava Tamora builds just one layout, and this is it: a 200 m² (≈ 2,155 sq ft) villa, one of 22 in Padonan. Rice fields surround the project. Batu Bolong Beach takes eleven minutes on a scooter, and the Canggu Shortcut is two kilometers off.

The house sits on a 116 m² (≈ 1,250 sq ft) plot. Inside you get three bedrooms and a living room that opens onto the terrace and your own pool. The developer's photos show a concrete-and-wood interior, a kitchen window over the garden and bedroom glass facing the fields. The furniture list isn't in our database, so the specification becomes a contract appendix.

Our listing data records freehold land. As a foreigner you'd use a PT PMA carrying an HGB right to build, or take the villa as a leasehold. The villa costs Rp 7.05 bn. It reached completion in September 2025. The database lists residential zoning, so before a deposit we check whether the plot qualifies for a Pondok Wisata license.

The numbers for this property

Nava Tamora · 3BR villa yield: gross and net

The developer doesn't forecast returns on these villas. We take Rp 3.7 million a night for Canggu, trim it for the distance to the beach and remove the management fee, tax, wear and upkeep.

Gross 12.5%≈ Rp 882 million a year at 65% occupancy and Rp 3.7 million a night Net 7.5%≈ Rp 529 million a year · payback ≈ 13.3 years

18%Management company10%Tax12%Wear and upkeep 60%Left for the owner

Gross rental incomeRp 882 million12.5% of price · rate Rp 3.7 million, occupancy 65%
Management companyRp 159 million18% of revenue · market range 15–25%
TaxRp 88.2 million10% of rental income · rate depends on the structure
Wear and upkeepRp 106 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 529 million7.5% of price · payback ≈ 13.3 years

Occupancy scenarios: Nava Tamora · 3BR villa
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
55%cautious	Rp 746 million	Rp 298 million	Rp 448 million	6.4%	15.7 years
65%base	Rp 882 million	Rp 353 million	Rp 529 million	7.5%	13.3 years
75%strong	Rp 1.02 bn	Rp 407 million	Rp 611 million	8.7%	11.5 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 3.7 million, our estimate for the area: AirROI puts average revenue per listing in Canggu at Rp 3.9 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy: the Canggu 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: 55% cautious, 65% base and 75% strong.
Costs: 40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings: BASE Canggu · 1BR villa, 50 m²: 9.3% net at 70% occupancy; BASE Canggu · 1BR villa, 40 m²: 9.4% net at 70% occupancy; White Palm · 2BR villa: 7.3% 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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

Freehold isn't open to you as an individual foreigner, even though our data lists this land that way. You'd buy through a PT PMA, whose right to build (HGB) runs 30 years with extensions, or sign a leasehold whose term matches the agreement. The notary structures the deal, the PPJB names the route, and we chase the SLF copy for the finished house.

Ownership and permits: Nava Tamora · 3BR villa
Form of ownership	Freehold, per listing dataForeigners 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	No fixed term, depends on the structureA PT PMA gets an HGB for 30 years plus extensions. A leasehold lasts as long as its agreement says. We write the chosen setup and its dates into the PPJB.
Zoning	Residential, per listing dataResidential is what the listing shows. Short stays in that zone require a Pondok Wisata license, so an RDTR check on this plot comes before your deposit.
Building approval (PBG)	Stated, extract requestedThe PBG appears in the listing, minus its number and extract. We get both before money changes hands.
Developer	Tamora Group, project company to confirmOur review covers the contracting company, its finished projects and the land file.
Certificate of occupancy (SLF)	Villas finished, SLF requestedThe house is built, and we take the SLF copy directly from the developer. A rental license depends on it.
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 itWith a finished villa, your safeguard is checking every document before the balance goes out and a penalty clause in the PPJB.
Furniture and handover	To confirmNo furniture or appliance list exists in our records yet. We ask for one and attach it 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

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Nava Tamora · 3BR villa?

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

Terms

Nava Tamora · 3BR villa payment schedule

ReservationYour deposit takes the villa off the market; the developer sets the amount.
InstallmentsWe ask the developer for a payment schedule specific to this villa.
HandoverThe balance goes out once the full document set is in your hands.

No schedule of installments appears in Tamora Group's materials, so the PPJB sets it once our checks end.

Location

Location: Padonan · Canggu

Padonan gives you rice-field views and a lower price than the coast, at the cost of a scooter ride to the beach. It's quiet in a way Batu Bolong isn't.

Nava Tamora: living room with doors to the terrace — Canggu · Badung · Padonan

Canggu Shortcut≈ 1.9 km · 7 min
Batu Bolong Beach≈ 3.5 km · 11 min
Berawa and the beach clubs≈ 3.6 km · 11 min
Ngurah Rai Airport≈ 45 min

The draw is a finished house with open views, minutes from Canggu. The downside: you and your guests depend on scooters, since the beach isn't walkable.

Padonan · Canggu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

70hotels
47restaurants
17cafés
12sights
10spas
9shops
4clinics

Closest places

Local warungcafé · 249 m
ESKQ Bar Steak Houserestaurant · 252 m
Brother Gymgym · 276 m
Nüde cafe Babakancafé · 303 m
Bagels.café · 329 m
Scenic rice fields routesight · 363 m
Warung Umirestaurant · 393 m
Kompyang Rai Guest Househotel · 409 m

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

Straight answers

Questions about Nava Tamora · 3BR villa

What does Rise Real Bali charge when I buy this villa?

Nothing on your side. The developer's list price already carries our commission. Before the deposit we map out a legal ownership structure for you as a foreigner, request the PBG extract and the SLF, check the zoning in RDTR and look into the developer's company. We pay for that work and list any open items in writing.

Can I buy this villa remotely?

Yes. We tour the villa with you on Zoom and send a recorded walk-through with a close look at the finishes and appliances. Your notary executes the papers by power of attorney, and handover in Bali is our job. No deposit goes out until the documents pass our review, and the balance follows the full pack.

How did you arrive at the yield figures?

The base is a nightly rate of Rp 3.7 million from AirROI for Canggu, adjusted for the villa's type and size. We model three occupancy cases for professional management: 55, 65 and 75%. Costs take 40% of revenue. At 65%, that leaves about Rp 529 million a year net, which is our estimate and not a guarantee.

Does freehold mean the villa goes into my name?

It doesn't. A foreigner can't personally hold Hak Milik in Indonesia. You'd use a PT PMA with a 30-year HGB and extensions, or a leasehold contract. We confirm from the land documents which route works for this villa, before any deposit, and show you the annual cost of keeping that structure running.

Properties