CANGGU · ID RR-5591

NOVA Palms by OXO: two-bedroom villa, 189 m², in Canggu

This two-bedroom villa covers 189 m² (≈ 2,030 sq ft), nearly twice what a typical Canggu 2BR offers. A pool runs along the terrace, and the living room and kitchen open to it. The developer lists freehold, held through a PT PMA for foreigners. Price: Rp 10.30 bn.

Unit in NOVA Palms by OXO

Freehold
Single-story villa
Pool along the terrace

2bedrooms
189 m²size
Freeholdper the developer
along the terracepool

Property

What you get

The house lies along the pool, with both bedrooms and an open living room and kitchen facing the same terrace. It is the only unit in NOVA Palms.

A couple, or two couples on holiday, will find nearly double the usual 2BR floor area. Loungers sit by the water in the shade of the roof overhang. Our rate lands above the average for 2BR villas in the area and below three-bedroom villas.

The model uses roughly Rp 3.5 million a night, higher than a typical Canggu 2BR because of the 189 m² floor area. Occupancy is 80% in the base case, 70% cautious and 90% strong. Subtract operating costs at 16% of revenue and the base case nets about Rp 868 million a year, 8.4% of the price.

Price

Rp 10.30 bn

Developer's price. The developer pays our commission.

The price is in Indonesian rupiah (IDR). The developer's price list is converted into rupiah at one fixed site-wide rate (17,700 IDR per unit of the price-list currency). The sale contract sets the final amount you pay. The income model is a Rise Real Bali estimate; rates and occupancy are based on comparable professionally managed properties in the area.

OwnershipFreehold via PT PMA
Size189 m²
Rooms2 bedrooms

Gusti AyuBroker · Rise Real Bali · On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for NOVA Palms · 2BR villa?

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Reach out on WhatsApp or Telegram. We answer with the paperwork, a yield calculation at your occupancy figure and a recorded broker briefing.

The numbers for this property

NOVA Palms · 2BR villa yield: gross and net

The developer doesn't publish a yield for this villa. Below is our model, which starts at about Rp 3.5 million a night and deducts the operating costs.

Gross 10.0%≈ Rp 1.03 bn a year at 80% occupancy and Rp 3.5 million a night Net 8.4%≈ Rp 868 million a year · payback ≈ 11.9 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 1.03 bn10.0% of price · rate Rp 3.5 million, occupancy 80%
Operating costsRp 165 million16% of revenue
Net to youRp 868 million8.4% of price · payback ≈ 11.9 years

Occupancy scenarios: NOVA Palms · 2BR villa
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
70%cautious	Rp 904 million	Rp 145 million	Rp 760 million	7.4%	13.6 years
80%base	Rp 1.03 bn	Rp 165 million	Rp 868 million	8.4%	11.9 years
90%strong	Rp 1.16 bn	Rp 186 million	Rp 977 million	9.5%	10.5 years

Our base is 80% occupancy with a professional manager; 70% is the cautious case, 90% the strong one.

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: 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: 70% cautious, 80% base and 90% strong.
Costs: 16% of revenue: the property's operating costs.
Comparable listings: BASE Canggu · 1BR villa, 50 m²: 10.0% net at 54% occupancy; BASE Canggu · 1BR villa, 40 m²: 10.0% net at 53% occupancy; White Palm · 2BR villa: 10.0% net at 69% 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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

OXO describes the villa as freehold, and a foreign buyer gets there by way of a PT PMA with a 30 + 20 + 30 year right to build. A PPJB follows our checks. Then the company signs the deed in front of a notary. We continue to chase the permit, the SLF and the rental license status.

Ownership and permits: NOVA Palms · 2BR villa
Form of ownership	Freehold, per the developerForeigners 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	HGB 30 + 20 + 30 years via PT PMAThe PT PMA holds the right: 30 years, extendable by 20 and then by 30. We price the company structure separately and count the remaining term from handover.
Zoning	To confirmWe pull the RDTR extract to see what the plot may be used for, before you pay a deposit.
Building approval (PBG)	To confirmThe permit number and its extract go on our request list ahead of the deposit.
Developer	OXO, legal entity to confirmWe look at the company behind the villa and what it has built.
Certificate of occupancy (SLF)	To confirmThe rental license needs an SLF. We ask for the status and number before you pay.
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 itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handover	To confirmA list of furniture and appliances becomes an appendix to your 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 NOVA Palms · 2BR villa?

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

Terms

NOVA Palms · 2BR villa payment schedule

ReservationA reservation deposit holds the villa; we're confirming the amount.
PaymentsThe developer doesn't publish a schedule, so we request one for this villa.
HandoverThe final payment goes out against the document pack.

No payment schedule appears in the developer's materials. We negotiate one and record it in the PPJB.

Location

Location: Canggu

Canggu has the strongest demand on Bali and the thickest competition. A two-bedroom villa fills fast here, but it has to stand out among dozens of similar houses.

NOVA Palms 2BR: villa and pool at dusk — Canggu · Badung

Berawa Beach (straight line)≈ 3.5 km
Batu Bolong Beach (straight line)≈ 3.5 km
Ngurah Rai Airport (straight line)≈ 12.5 km

A villa sells and rents faster in Canggu than elsewhere, while guests compare dozens of near-identical homes.

Canggu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

152hotels
58restaurants
22cafés
16sights
14shops
12spas
8gyms

Closest places

Pura Melanting Buluhsight · 94 m
Wave Chill Househotel · 183 m
The Umah Bamboohotel · 239 m
Lotus Balihotel · 264 m
Grandpa Resort Cangguhotel · 287 m
Kamaran Hostelhotel · 304 m
Villa Luja by GOROhotel · 313 m
Puri Canggu Rooms llhotel · 349 m

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

Straight answers

Questions about NOVA Palms · 2BR villa

What do you charge for the NOVA Palms 2BR villa?

Zero for you. The developer's price stands, and OXO covers our commission. Checks before the deposit come out of our pocket: the PT PMA freehold route and its HGB term, the zoning record, the company behind the villa and the building permit number.

Can I buy the NOVA Palms villa without flying to Bali?

Yes. You see the villa over video, and a notary completes the deed under your power of attorney. Our team accepts the property in Canggu. OXO publishes no payment schedule, so we ask for one, and the final transfer waits for the full set of documents.

Where do the NOVA Palms 2BR yield numbers come from?

We work from about Rp 3.5 million a night, the level of comparable Canggu villas, adjusted up for 189 m² of floor area. Assuming 80% occupancy under professional management and 16% operating costs, roughly Rp 868 million a year remains, or 8.4% of the price. Consider it our estimate.

What does buying freehold through a PT PMA involve here?

A foreign-owned company, the PT PMA, holds the land with a right to build of 30 + 20 + 30 years. You own the company. Setup and running costs sit on top of the villa price, so we calculate them separately and show the total before your deposit.

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