CANGGU · ID RR-2399

The Ease Canggu: two-bedroom apartment, 97 m², in Batu Bolong

Eighty years of leasehold, split 25 + 25 + 30 with the extensions prepaid, cover this 97 m² two-bedroom apartment. The living room opens to the garden, and an island joins the kitchen and dining area. The price is Rp 4.96 bn, with handover planned for April 2027.

Unit in The Ease Canggu · units listed: 5

  • Leasehold 80 years
  • Finishing
  • Wellness and gym
  • 2bedrooms
  • 97 m²apartment size
  • 24apartments in the project
  • Leasehold80 years · 25 + 25 + 30
  • 04.2027handover (to confirm)
  • 900 mto Batu Bolong Beach

Property

What you get

The two-bedroom apartment at The Ease measures 97 m² (≈ 1,045 sq ft), enough for a family or two couples. From the gated complex you're 900 m from Batu Bolong Beach and four minutes from Echo Beach. Trees screen the boundary, and a barrier sits at the only drive-in.

You get two bedrooms, a kitchen and dining room organized around an island, and a living room that steps out into the garden. Residents share the wellness pavilion and its pool, the sauna, massage rooms and gym. The listing records the unit as fully furnished; the inventory will be an appendix to your contract.

Ownership is an 80-year leasehold in three blocks, 25 + 25 + 30, with the developer covering the extension payments upfront. The price for this layout is Rp 4.96 bn. Finishing works are running now, and the target handover is April 2027. We check the PBG copy and the zoning before you pay a deposit.

The numbers for this property

The Ease Canggu · 2BR apartment yield: gross and net

The developer has not given income figures. At Rp 2.8 million a night in Canggu, adjusted for class and a 97 m² floor area, the table shows what's left after management, tax, wear and upkeep.

Gross 14.6%≈ Rp 724 million a year at 70% occupancy and Rp 2.8 million a night Net 8.8%≈ Rp 434 million a year · payback ≈ 11.4 years
  • Gross rental incomeRp 724 million14.6% of price · rate Rp 2.8 million, occupancy 70%
  • Management companyRp 130 million18% of revenue · market range 15–25%
  • TaxRp 72.4 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 86.8 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 434 million8.8% of price · payback ≈ 11.4 years
Occupancy scenarios: The Ease Canggu · 2BR apartment
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 620 millionRp 248 millionRp 372 million7.5%13.3 years
70%baseRp 724 millionRp 289 millionRp 434 million8.8%11.4 years
80%strongRp 827 millionRp 331 millionRp 496 million10.0%10.0 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 2.8 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.

Ownership

Ownership & what you actually get

You'd hold the apartment on a lease of 25 years, extended by 25 and then 30 more that the developer has paid in advance. The sequence is reservation first, PPJB second, and the lease goes to a notary when the keys change hands. Copies of the building approval are still on our list. The SLF and rental license arrive after construction.

Ownership and permits: The Ease Canggu · 2BR apartment
Form of ownershipLeasehold 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 term80 years: 25 + 25 + 30, extensions prepaidIndonesian leases past 60 years combine a base term with extensions. The listing shows 25 + 25 + 30 here, with the extension money already paid. The contract fixes the sequence, and we measure what's left from handover.
ZoningTourism and mixed use, per listing dataTourism/Mixed is what our listing database says. An RDTR extract settles it before the deposit.
Building approval (PBG)Stated, copy requestedWe see the approval noted in the listing, with no number and no document attached. You get both before paying.
DeveloperMurino, project company to confirmOur check covers the project entity, Murino's finished projects and the lease on the land.
Certificate of occupancy (SLF)After constructionThe SLF comes first, then the rental license. Payments therefore run on construction milestones.
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 handoverFully furnished, per listing dataEvery piece of furniture and each appliance goes on a list attached to the 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
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Terms

The Ease Canggu · 2BR apartment payment schedule

  1. ReservationA deposit holds the apartment; Murino hasn't fixed the sum.
  2. Construction stagesPayments follow completed stages on a schedule we ask for on your behalf.
  3. HandoverYou pay the balance when the document pack changes hands.

No payment plan appears in the developer's published materials. After the checks we negotiate the schedule and put it in the PPJB.

Location

Location: Batu Bolong · Canggu

In Batu Bolong the infrastructure and the demand are proven, and free land is close to gone. Local listings fill 37.5% of their nights and charge Rp 3.9 million on average, and their number grows faster than demand.

The Ease Canggu: kitchen and dining area in a 2BR 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

Owners like Canggu because they can exit fast: nowhere else in Bali does property sell quicker. Guests, though, have nearly 4,000 area rentals to pick between.

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 · 2BR apartment

What does Rise Real Bali charge on a 2BR at The Ease?

Zero. The developer's price list is your price, and Murino pays our fee. Our pre-deposit checks cost you nothing: we request the PBG copy and a current availability sheet, run the RDTR zoning check, look into the project company and confirm the lease structure. You receive a written note listing what's still unresolved.

Can I buy this apartment without coming to Bali?

You can. We run the viewing over Zoom, and the signing goes through a notary using your power of attorney. Our team accepts the apartment on handover. Finishing is underway, with April 2027 as the target. Tranches match construction stages, which we verify in person and document with photos, and the final one follows the paperwork.

Where do the yield numbers come from?

The model uses Rp 2.8 million a night, AirROI's Canggu rate adjusted for a 97 m² two-bedroom. We run 60, 70 and 80% occupancy for professional management and deduct 40% of revenue in costs. The base case nets about Rp 434 million a year, an 8.8% net yield. That's our estimate, not guaranteed income.

Who is a 97 m² two-bedroom apartment for?

Families and pairs of couples who want two private bedrooms without paying villa money. At Rp 4.96 bn it costs about half of the Rp 9.68 bn two-bedroom villa in the same complex, though you give up a private pool. You still use the shared wellness pavilion, its pool, the sauna and the gym.

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