CANGGU · ID RR-2392

The Ease Canggu: one-bedroom apartment, 57.5 m², in Batu Bolong

An 80-year leasehold, built from a 25-year base and two prepaid extensions, comes with the lowest ticket at The Ease: a 57.5 m² one-bedroom apartment for Rp 3.01 bn. You share a wellness pavilion, a sauna and a gym with the villa owners. The developer plans handover for April 2027.

Unit in The Ease Canggu · units listed: 5

Leasehold 80 years
Finishing
Wellness and gym

1bedroom
57.5 m²apartment size
24apartments in the project
Leasehold80 years · 25 + 25 + 30
04.2027handover (to confirm)
900 mto Batu Bolong Beach

Property

What you get

At 57.5 m² (≈ 620 sq ft), the one-bedroom is the smallest layout on The Ease price list. The complex stands in Batu Bolong, so the beach is 900 m away and Echo Beach four minutes by scooter. A barrier gate controls who drives in, and paths wind between the buildings under the trees.

Inside you get one bedroom, a living room built around a kitchen island and a bathroom that opens onto a small inner courtyard. Shared facilities: the wellness pavilion and its pool, a sauna, massage rooms, the gym. The listing says fully furnished. We're asking for the inventory to put in your contract.

The lease runs 25 years plus extensions of 25 and 30, and the developer has already paid for both. This layout costs Rp 3.01 bn. Finishing works are underway ahead of the April 2027 handover. Two papers are still missing before any deposit: a copy of the building approval and an RDTR extract for the zoning.

The numbers for this property

The Ease Canggu · 1BR apartment yield: gross and net

The developer does not publish unit returns. We start from Canggu's Rp 1.9 million a night, correct it for the project class and the 57.5 m² layout, then deduct management, tax, wear and upkeep.

Gross 16.5%≈ Rp 497 million a year at 70% occupancy and Rp 1.9 million a night Net 9.9%≈ Rp 298 million a year · payback ≈ 10.1 years

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

Gross rental incomeRp 497 million16.5% of price · rate Rp 1.9 million, occupancy 70%
Management companyRp 89.5 million18% of revenue · market range 15–25%
TaxRp 49.7 million10% of rental income · rate depends on the structure
Wear and upkeepRp 59.7 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 298 million9.9% of price · payback ≈ 10.1 years

Occupancy scenarios: The Ease Canggu · 1BR apartment
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
60%cautious	Rp 426 million	Rp 171 million	Rp 256 million	8.5%	11.8 years
70%base	Rp 497 million	Rp 199 million	Rp 298 million	9.9%	10.1 years
80%strong	Rp 569 million	Rp 227 million	Rp 341 million	11.3%	8.8 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 1.9 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.

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Ownership

Ownership & what you actually get

Your apartment comes on a leasehold: a 25-year base term, then 25 and 30 more years that the developer has prepaid, 80 in total. After the reservation you sign a PPJB, and at handover a notary records the lease. We don't yet hold a copy of the PBG. The certificate of occupancy (SLF) and rental license come once construction ends.

Ownership and permits: The Ease Canggu · 1BR apartment
Form of ownership	Leasehold on the apartmentsForeigners 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	80 years: 25 + 25 + 30, extensions prepaidA term longer than 60 years always means a base lease with extensions. For this apartment that's 25 + 25 + 30, and the developer covered the extensions upfront. The remaining years count from handover, and the contract spells out both extensions.
Zoning	Tourism and mixed use, per listing dataOur listing marks this plot Tourism/Mixed. We match it against an RDTR extract before you commit money.
Building approval (PBG)	Stated, copy requestedThe approval shows in our database, but without its number or a copy. Both come to you before the deposit.
Developer	Murino, project company to confirmWe look at Murino's company for this project, the buildings it has handed over and the land lease.
Certificate of occupancy (SLF)	After constructionThe regency issues a rental license only after the SLF, so your tranches follow finished stages, not dates.
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	Fully furnished, per listing dataWe attach the list of furniture and appliances to the contract, item by item.

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 The Ease Canggu · 1BR apartment?

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

Terms

The Ease Canggu · 1BR apartment payment schedule

ReservationYour deposit takes the apartment off the market; the amount is still open.
Construction stagesTranches track finished construction stages, on a schedule we request for this unit.
HandoverThe final payment goes out against the full set of documents.

Murino doesn't publish a payment plan. Once due diligence is over, we negotiate one and lock it into the PPJB.

Location

Location: Batu Bolong · Canggu

Batu Bolong comes with mature roads, cafés and a proven guest flow, but almost no empty plots. Occupancy in the area sits at 37.5%, with an average nightly rate of Rp 3.9 million, while new listings grow faster than bookings.

The Ease Canggu: kitchen and living room in a 1BR apartment — Canggu · Badung · Batu Bolong

Batu Bolong Beach≈ 900 m · 4 min
Echo Beach≈ 1 km · 4 min
Canggu Shortcut≈ 900 m · 4 min
Ngurah Rai Airport≈ 40 min

Liquidity is the reason to own in Canggu, since a property here finds its next buyer faster than elsewhere on the island. Expect to compete for guests with close to 4,000 other rental listings on the market.

Batu Bolong · Canggu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

144hotels
143restaurants
79cafés
37spas
23bars
21shops
12sights

Closest places

Sfring Villa Cangguhotel · 29 m
sensoriumcafé · 70 m
Villa Tepikali Cangguhotel · 70 m
Nyaman Hostelhotel · 86 m
Regali Villas Cangguhotel · 136 m
Pali Rumah Joglo - Canggurestaurant · 167 m
Saskara Villa Cangguhotel · 195 m
Ecozy Dijiwa Cangguhotel · 196 m

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

Straight answers

Questions about The Ease Canggu · 1BR apartment

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

Nothing on your side. The price matches Murino's list, and Murino pays us. Before your deposit, at our expense, we collect the PBG copy, a current availability sheet, an RDTR zoning check, details of the project company and the lease structure. Whatever stays open, we put in writing before the deal.

Can I buy a 1BR at The Ease remotely?

Yes. You see the apartment on a Zoom call and give a power of attorney, so the notary can sign on your behalf. We take the handover on site for you. The building is in finishing for an April 2027 handover. Every tranche matches a stage we check in person, with photos, and the last one follows the document pack.

Where do the yield numbers come from?

We use Rp 1.9 million a night, the AirROI rate for Canggu adjusted for a small one-bedroom. The model tests 60, 70 and 80% occupancy under a professional manager and subtracts 40% of revenue for running costs. At 70% that leaves about Rp 298 million a year, a 9.9% net yield. It's our estimate, not a promise.

How long does the lease on this apartment last?

Eighty years in total. The base lease runs 25 years, followed by extensions of 25 and 30 years. According to our listing database, the developer has already paid for both extensions. We count the years from handover rather than from your purchase date, and the contract names each extension with its term.

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