BERAWA
from Rp 2.39 bn/ 30 + 30 years
SWOI Berawa
Berawa · Apartments and villas
- 1–2 bedrooms
- 42–142 m²
- leasehold 30+30
See details
BERAWA · ID RR-2525
SWOI Berawa: one-bedroom apartment, 42.3 m², in Berawa
For Rp 2.39 bn you get a 42.3 m² one-bedroom in an 18-unit Berawa building with a rooftop pool. The beach is 700 meters away. The lease runs 30 years, and the developer states 30 more on extension. SWOI targets December 2026 for handover.
Unit in SWOI Berawa
- Leasehold 30 + 30 years
- Under construction
- Rooftop pool
- 1bedroom
- 42.3 m²apartment size
- 18units in the complex
- Leasehold30 + 30 years
- 12.2026handover (to confirm)
- 700 mto Berawa Beach
Property
What you get
The 42.3 m² (≈ 455 sq ft) apartment is the entry layout at SWOI Berawa, a building of eighteen units. You're 700 meters from Berawa Beach and five minutes by scooter from Batu Bolong, with the beach clubs and restaurants around the corner.
The unit has a bedroom, an open kitchen-living room and a balcony. The roof is shared, with a pool, loungers and a pergola lounge. SWOI's interiors pair concrete floors with timber and a built-in kitchen. We're getting the finish specification from the developer and will attach it to your contract.
The lease covers 30 years with a stated option for 30 more. This layout costs Rp 2.39 bn. Completion is set for December 2026. Our database still lists the PBG and the SLF as open.
The numbers for this property
SWOI Berawa · 1BR apartment yield: gross and net
SWOI doesn't publish a yield for this apartment, so the numbers below are ours: Rp 1.4 million a night for a Berawa one-bedroom, less management, tax, wear and upkeep.
Gross 15.1%≈ Rp 362 million a year at 70% occupancy and Rp 1.4 million a night
Net 9.1%≈ Rp 217 million a year · payback ≈ 11.0 years
- Gross rental incomeRp 362 million15.1% of price · rate Rp 1.4 million, occupancy 70%
- Management companyRp 65.1 million18% of revenue · market range 15–25%
- TaxRp 36.2 million10% of rental income · rate depends on the structure
- Wear and upkeepRp 43.4 million12% of revenue · vacancy between stays, supplies, repairs
- Net to youRp 217 million9.1% of price · payback ≈ 11.0 years
| Occupancy | Gross income | Expenses 40% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 60%cautious | Rp 310 million | Rp 124 million | Rp 186 million | 7.8% | 12.8 years |
| 70%base | Rp 362 million | Rp 145 million | Rp 217 million | 9.1% | 11.0 years |
| 80%strong | Rp 413 million | Rp 165 million | Rp 248 million | 10.4% | 9.6 years |
Where the numbers come from
- Developer's figures
- SWOI doesn't publish a yield for this apartment, so the numbers below are ours: Rp 1.4 million a night for a Berawa one-bedroom, less management, tax, wear and upkeep.
- Nightly rate
- Rp 1.4 million, our estimate for the area: AirROI puts average revenue per listing in Berawa at Rp 3.9 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
- Occupancy
- the Berawa 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
- Ema Villas · 2BR villa: 9.7% net at 70% occupancy; Ema Villas · 3BR villa: 10.1% 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
You'd lease the land for 30 years, and the developer states an extension for 30 more. The renewal terms belong in the lease itself. After you reserve, you sign a PPJB, and the notarized lease comes at handover. Because the PBG and SLF are still listed as in progress, we ask for copies up front. A rental license can come only after completion.
| 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 | 30 + 30 yearsThirty years base, with another thirty offered. We put the renewal conditions in the land lease and measure what's left from the day you take the keys. |
| Zoning | Tourism and mixed use, per our databaseTourism/Mixed in our records. We verify it with an RDTR extract before you pay a deposit. |
| Building approval (PBG) | PBG and SLF in progress, per our databaseSWOI reports both approvals as underway. You get the numbers and copies before the deposit. |
| Developer | SWOI, project company to confirmWe review the project company, its delivered buildings and the lease on the land. |
| Certificate of occupancy (SLF) | In progress, per our databaseNo rental license without an SLF, so your payments follow what's built, 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 confirmThe fit-out for this apartment isn't on file yet. The spec goes into the contract as an appendix. |
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 SWOI Berawa · 1BR apartment?
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Terms
SWOI Berawa · 1BR apartment payment schedule
- ReservationYour deposit takes the apartment off the market. The amount isn't set yet.
- Construction stagesInstallments follow building milestones, with a schedule we request for this unit.
- HandoverThe balance is due when the documents change hands.
SWOI hasn't sent us a payment plan. We'll work one out and write it into your PPJB after due diligence.
Location
Location: Berawa · Canggu
Berawa keeps a beach club, schools, offices and restaurants a short walk or ride away. That keeps liquidity strong, and it also brings noise and heavy traffic. Listings here earn close to Rp 3.9 million a night and stay booked 37.5% of the time.
- Berawa Beach≈ 700 m · 3 min
- Berawa beach clubs≈ 800 m
- Batu Bolong Beach≈ 1.4 km · 5 min
- Ngurah Rai Airport≈ 40 min
A small one-bedroom this close to the beach suits solo travelers, couples and remote workers on monthly stays. Expect crowded streets and new buildings going up nearby.
What's nearby
The neighborhood
Within 1 km of the property
- 111hotels
- 95restaurants
- 59cafés
- 22spas
- 13bars
- 13shops
- 10gyms
Closest places
- Outpost Canggu Colivinghotel · 0 m
- Bali Dreams Guesthousehotel · 46 m
- Fucina Pizzeria Cucina Italianarestaurant · 52 m
- Eden Hookah Clubbar · 73 m
- The Roots Salad Barcafé · 83 m
- Foodcourtrestaurant · 84 m
- Spice Journey, Indian restaurantrestaurant · 112 m
- Sista Dumplingcafé · 121 m
Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.
Straight answers
Questions about SWOI Berawa · 1BR apartment
Do I pay Rise Real Bali anything for this apartment?
No. SWOI covers our fee, and your cost is the list price alone. Our checks come before your deposit and cost you nothing. On this apartment they cover the PBG extract, the SLF status, the construction timeline, the RDTR zone and the developer's company. Whatever stays unresolved is listed in a written report you get before signing.
Can I buy the SWOI one-bedroom remotely?
Yes. We run the viewing over Zoom, you sign through your proxy with a notary, and we take the keys for you. Construction is in progress, targeted for December 2026. We visit every stage and send you pictures, and the last installment waits for the documents.
How do you calculate the yield on this apartment?
We start from Rp 1.4 million a night, AirROI's Berawa rate adjusted for a 42 m² one-bedroom. Occupancy scenarios: 60%, 70% and 80%, with a manager in place. We deduct 40% of revenue for costs. That puts the base case at a 9.1% net yield and roughly 11 years to pay back. It's our estimate, not promised income.
Can this apartment be rented nightly after handover?
Not until it has a rental license (NIB), and that needs the SLF first. The plot shows as Tourism/Mixed in our records, a zone that fits short stays. An RDTR extract will confirm it. Until the license arrives, plan on monthly or long-term tenants. Your contract should name who files for the license.
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