CANGGU · ID RR-5547

Sunny Cuddles: one-bedroom loft villa, 60 m², in an adults-only complex in Berawa

Priced at Rp 3.36 bn, a 60 m² one-bedroom loft here gives you two floors, a private terrace and courtyard, and the furniture. The complex is finished and takes adult guests only. Lofts 4 and 5 are the ones free. The lease is 27 years to 2052, plus a 10-year extension.

Unit in Sunny Cuddles

Leasehold 27 + 10 years
Completed
Adults only

1bedroom
60 m²loft area
29 m²kitchen and living room
27 + 10 yearsleasehold to 2052, then extension
Readycompleted, per the developer
700 mto the beach, per the developer

Property

What you get

The loft is the main format at Sunny Cuddles: 16 of the complex's 25 villas follow this plan. The site is in Berawa, the northwest corner of Canggu, about 250 m in a straight line from Montessori School Bali and 900 m from Atlas Beach Club. The developer counts 700 m to the beach.

You get two levels. The ground floor holds a 29 m² kitchen-living room and the bathroom, and the 16 m² bedroom sits upstairs under a high ceiling. Outside you have your own terrace and courtyard. Guests share a large pool, an outdoor cinema, a bar, a barbecue and a rooftop. Grohe bathrooms, Daikin cooling and teak furniture round it out.

Per the sheet, the land lease lasts 27 years, until 2052, with 10 more on extension. Lofts 4 and 5 cost Rp 3.36 bn each; 14 and 15 carry the same figure but have buyers holding them. The developer reports the complex as complete; we check the selling company and the SLF before any deposit.

Developer: Sunny Development, all projects and terms

The numbers for this property

Sunny Cuddles · 1BR loft villa yield: gross and net

The developer's presentation shows a yield worked out before tax and depreciation, so we leave it aside. Below is our model: Rp 1.8 million a night for a 60 m² loft in Berawa, after deducting the management company's share, tax, and wear and upkeep.

Gross 13.4%≈ Rp 452 million a year at 70% occupancy and Rp 1.8 million a night Net 8.1%≈ Rp 271 million a year · payback ≈ 12.4 years

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

Gross rental incomeRp 452 million13.4% of price · rate Rp 1.8 million, occupancy 70%
Management companyRp 81.4 million18% of revenue · market range 15–25%
TaxRp 45.2 million10% of rental income · rate depends on the structure
Wear and upkeepRp 54.3 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 271 million8.1% of price · payback ≈ 12.4 years

Occupancy scenarios: Sunny Cuddles · 1BR loft villa
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
60%cautious	Rp 388 million	Rp 155 million	Rp 233 million	6.9%	14.5 years
70%base	Rp 452 million	Rp 181 million	Rp 271 million	8.1%	12.4 years
80%strong	Rp 517 million	Rp 207 million	Rp 310 million	9.2%	10.8 years

Where the numbers come from

Developer's figures: The developer's presentation shows a yield worked out before tax and depreciation, so we leave it aside. Shown as published. They are not part of our model.
Nightly rate: Rp 1.8 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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

The loft comes as a leasehold on the land to 2052, 27 years, and the sheet promises 10 more on extension. The paperwork runs reservation, PPJB, then a notarized lease. Since the villa is built, the SLF and the rental license should already exist; we haven't seen copies yet and request both before you pay.

Ownership and permits: Sunny Cuddles · 1BR loft villa
Form of ownership	Leasehold, 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	27 years to 2052 + 10 yearsThe remaining term runs from your deal date. We fix the extension price in the contract.
Zoning	To confirmThe developer's files don't state a zone. An RDTR extract for the pin answers that before the deposit.
Building approval (PBG)	To confirmThe PBG number is one of the first papers we request.
Developer	Sunny Holding (Sunny Development), company to confirmWe confirm the company that sells the lofts and check what else it has completed.
Certificate of occupancy (SLF)	Completed per the developer, SLF to confirmThe rental license depends on the SLF, so we want a copy before the deposit.
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	Furniture, appliances, tableware and linen, per the deckEvery item of the fit-out goes on a list attached 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 Sunny Cuddles · 1BR loft villa?

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

Terms

Sunny Cuddles · 1BR loft villa payment schedule

ReservationThe loft is held for you at a written price; the developer sets the deposit figure.
ChecksOur review of the land lease, SLF and rental license comes before any large transfer.
PaymentNo build left to fund, so the schedule is usually short; the PPJB lays it out.
HandoverYou sign off on the furnished loft, and a notary registers the lease to 2052.

There's no published payment plan from the developer, and we settle one in the PPJB once our checks end. The deck adds a five-year build warranty and first-year insurance.

Location

Location: Berawa · Canggu

Berawa gives this loft a school, an art gallery and two beach clubs inside a kilometer. The same pull brings traffic and a crowded rental market.

Sunny Cuddles: loft living room under a double-height ceiling, developer photo — Canggu · Badung · Berawa, near Montessori School Bali

Montessori School Bali≈ 250 m straight line
Tamora Gallery≈ 400 m straight line
Berawa Beach≈ 700 m, per the developer
Atlas Beach Club≈ 900 m straight line
Finns Recreation Club≈ 1 km straight line
Ngurah Rai Airport≈ 10.6 km straight line

We measured each distance as a straight line from the developer's map pin. A couple can walk to the beach and the clubs from here, but driving at rush hour is slow.

Berawa · Canggu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

141restaurants
127hotels
83cafés
34spas
25bars
16shops
12sights

Closest places

Copenhagenrestaurant · 162 m
Copenhagen Berawacafé · 176 m
The Free Bird Studiogym · 189 m
Climbing Wallgym · 195 m
L'Osteria Pizza e Cucina Canggurestaurant · 204 m
Manggisrestaurant · 228 m
Kimia Pharmaclinic · 241 m
S2S Crossfitgym · 241 m

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

Straight answers

Questions about Sunny Cuddles · 1BR loft villa

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

Nothing. Sunny Holding covers our commission, and you pay the price you see. Before the deposit, and at our cost, we read the land lease to 2052, request the SLF and the rental license, and check the selling company. Whatever stays unresolved goes into a written report you get before the deal.

Can I buy the loft without flying in?

Yes. The complex is finished, so you see the real loft on a live video call instead of renders. A notary handles the contract under your power of attorney, and we do the acceptance with a furniture inventory. The main payment leaves only after the land lease, SLF and rental license pass our review.

Where do the yield numbers come from?

We take Rp 1.8 million a night from AirROI data for Berawa and adjust it for the loft's type and size. We test three occupancy cases, 60, 70 and 80%, typical for a professionally run villa. Management, tax, wear and upkeep take 40% of revenue. What you see is our model's estimate, not a guaranteed return.

How long is the lease on a Sunny Cuddles loft?

The developer's sheet gives 27 years, to 2052, and a 10-year extension. That's shorter than many Canggu projects, so compare the price against the number of years you actually hold. We read the land lease and the extension terms before the deposit and put them on paper.

Properties