CANGGU
from Rp 2.92 bn/ 28 years
Ocean Bliss Apartments
Canggu · Apartment building
- Studio
- 33 m²
- leasehold 28
See details
CANGGU · ID RR-2350
Ocean Bliss Apartments: 33 m² studio with a balcony in Berawa, Canggu
At the finishing stage, a 33 m² studio with its own balcony costs Rp 2.92 bn in the Ocean Bliss building, 300 meters from Berawa Beach and the clubs. You'd hold it for 28 years on leasehold, with renewal promised at market price.
Unit in Ocean Bliss Apartments
- Leasehold 28 years
- Finishing
- 300 m to the beach
- Studiounit format
- 33 m²size
- 12apartments in the building
- Leasehold28 years
- Sep 2026handover (to confirm)
- 300 mto Berawa Beach
Property
What you get
Every one of the twelve apartments at Ocean Bliss is this 33 m² (≈ 355 sq ft) studio. The building is in Berawa, a 300-meter walk from the sand and the clubs, with Batu Bolong a five-minute scooter ride away.
Inside there's a living space with the bed, a kitchen and a balcony. The developer shows two finishes: warm wood with woven lights, or light stone with a fitted kitchen. What the delivery package includes isn't in our database, so we're requesting the specification and will add it to your contract.
Twenty-eight years is the lease term, and the developer promises renewal at whatever the market price is then. The studio is priced at Rp 2.92 bn. Finishing works are in progress, with handover stated for September 2026. We verify readiness on site and check the PBG extract and zoning before a deposit.
The numbers for this property
Ocean Bliss · 33 m² studio yield: gross and net
The developer hasn't quoted a yield for studios. The numbers here assume Rp 1.3 million a night in Berawa, less the management company, tax, wear and upkeep.
Gross 11.6%≈ Rp 339 million a year at 70% occupancy and Rp 1.3 million a night
Net 7.0%≈ Rp 204 million a year · payback ≈ 14.4 years
- Gross rental incomeRp 339 million11.6% of price · rate Rp 1.3 million, occupancy 70%
- Management companyRp 61.1 million18% of revenue · market range 15–25%
- TaxRp 33.9 million10% of rental income · rate depends on the structure
- Wear and upkeepRp 40.7 million12% of revenue · vacancy between stays, supplies, repairs
- Net to youRp 204 million7.0% of price · payback ≈ 14.4 years
| Occupancy | Gross income | Expenses 40% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 60%cautious | Rp 291 million | Rp 116 million | Rp 174 million | 6.0% | 16.7 years |
| 70%base | Rp 339 million | Rp 136 million | Rp 204 million | 7.0% | 14.4 years |
| 80%strong | Rp 388 million | Rp 155 million | Rp 233 million | 8.0% | 12.6 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 1.3 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: 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
- 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.
Ownership
Ownership & what you actually get
Your studio comes on a 28-year leasehold with an extension the developer states at market price; that price isn't known today. The years that count start at handover. The paperwork goes from reservation to a PPJB and then a lease signed before a notary. Because finishing is still underway, the SLF and the rental license come later.
| Form of ownership | LeaseholdForeigners 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 | 28 years, extension at market priceThe listing gives a 28-year term and a guaranteed renewal at a market price nobody quotes yet. Your contract counts the term from handover and spells out the renewal. |
| Zoning | Tourism and mixed use, per listing dataTourism/Mixed per our database. We back that up with an RDTR extract ahead of the deposit. |
| Building approval (PBG) | Stated, extract requestedThe approval shows in the listing without a number or extract. Both come to you before any payment. |
| Developer | Bali Bliss Properties, project company to confirmOur check covers the contracting company, its past buildings and the land lease. |
| Certificate of occupancy (SLF) | After the finishing worksA rental license requires the SLF, so your payments follow build stages, not the calendar. |
| 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 confirmWe don't yet have the list of finishes and appliances. It goes into the contract as an appendix once the developer sends it. |
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
Hi, I'm Gusti. Want the full price list and payment plan for Ocean Bliss · 33 m² studio?
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Terms
Ocean Bliss · 33 m² studio payment schedule
- ReservationYour deposit holds this studio, with the amount still to come from the developer.
- Construction stagesYou pay as each stage finishes, following a schedule we obtain for the studio.
- HandoverThe last installment goes out against the complete paperwork.
There's no payment plan in the developer's materials. Once due diligence ends, the PPJB sets one.
Location
Location: Berawa · Canggu
Berawa squeezes a beach club, schools, offices and restaurants into a few blocks. Property sells on fast here, noise and traffic included. For the area, AirROI puts the average stay at Rp 3.9 million per night, with occupancy of 37.5%.
- Berawa Beach≈ 300 m · 2 min
- Berawa beach clubs≈ 300 m
- Batu Bolong Beach≈ 1.1 km · 5 min
- Ngurah Rai Airport≈ 40 min
Guests book Berawa for its steady flow: the club, the schools and dinner are all five minutes off. The trade-off is tight, congested lanes and the most crowded building stock in Canggu.
What's nearby
The neighborhood
Within 1 km of the property
- 85restaurants
- 79hotels
- 43cafés
- 20bars
- 13spas
- 10gyms
- 9shops
Closest places
- Villa Nikarahotel · 99 m
- Pura Dalem Prancaksight · 119 m
- Wijaya Guesthousehotel · 146 m
- Citadines Berawa Beach Balihotel · 149 m
- Saya Clubgym · 168 m
- Surfers Dorm Househotel · 172 m
- Beachtown Grocerrestaurant · 172 m
- Secana Beachtownhotel · 173 m
Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.
Straight answers
Questions about Ocean Bliss · 33 m² studio
What does Rise Real Bali charge when I buy this studio?
You pay nothing to us. The developer sets the list price and covers our commission. Before your deposit we request the PBG extract, a construction readiness update and the finish specification, confirm the zoning in RDTR and check the developer's company. That review is on our budget, and any loose ends go into a written summary.
Can I buy the studio remotely?
Yes. We walk you through it over Zoom. Your power of attorney lets a notary sign for you, and our team takes the keys in Bali. Finishing works run toward a September 2026 handover. We check progress in person and send photos, and you pay the balance against the handover report and documents rather than on a fixed date.
How did you calculate the yield?
We take a nightly rate of Rp 1.3 million from AirROI for Berawa, adjusted for a 33 m² studio. Occupancy runs in three cases for professional management: 60, 70 and 80%. After 40% in costs, the 70% case nets about Rp 204 million a year, or 7.0%. That's our estimate, not a guarantee.
When can I start renting the studio nightly?
Not before two documents exist. The building first needs its certificate of occupancy (SLF), which comes after finishing, and then a short-term rental license. Platforms are delisting properties that lack one. Until the license arrives, our model assumes long-term rental only, and we ask about both before your deposit.
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