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 11.5%≈ Rp 388 million a year at 60% occupancy and Rp 1.8 million a night Net 9.7%≈ Rp 326 million a year · payback ≈ 10.3 years
  • Gross rental incomeRp 388 million11.5% of price · rate Rp 1.8 million, occupancy 60%
  • Operating costsRp 62.0 million16% of revenue
  • Net to youRp 326 million9.7% of price · payback ≈ 10.3 years
Occupancy scenarios: Sunny Cuddles · 1BR loft villa
OccupancyGross incomeExpenses 16%Net% of pricePayback period
50%cautiousRp 323 millionRp 51.7 millionRp 271 million8.1%12.4 years
60%baseRp 388 millionRp 62.0 millionRp 326 million9.7%10.3 years
70%strongRp 452 millionRp 72.4 millionRp 380 million11.3%8.9 years

The base case is 60% occupancy under professional management, with 50% as the cautious case and 70% as the strong one.

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: 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: 50% cautious, 60% base and 70% 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.

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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 ownershipLeasehold, 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 term27 years to 2052 + 10 yearsThe remaining term runs from your deal date. We fix the extension price in the contract.
ZoningTo 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.
DeveloperSunny 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 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 handoverFurniture, 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?

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Terms

Sunny Cuddles · 1BR loft villa payment schedule

  1. ReservationThe loft is held for you at a written price; the developer sets the deposit figure.
  2. ChecksOur review of the land lease, SLF and rental license comes before any large transfer.
  3. PaymentNo build left to fund, so the schedule is usually short; the PPJB lays it out.
  4. 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 comparable managed properties in Berawa and adjust it for the loft's type and size. We test three occupancy cases, 50, 60 and 70%, typical for a professionally run villa. Operating costs take 16% 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.

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