CANGGU · ID RR-2406

The Ease Canggu: two-bedroom villa with private pool, 284 m², in Batu Bolong

Freehold, per our listing database, comes with this 284 m² Type 8 villa on a plot from 140 m²: two bedrooms, a private pool and a terrace. Foreign buyers hold it through a PT PMA. The price is Rp 9.68 bn, and the developer aims to hand over in April 2027.

Unit in The Ease Canggu · units listed: 5

  • Freehold, per listing data
  • Finishing
  • Private pool
  • 2bedrooms
  • 284 m²villa size
  • 140 m²plot, from
  • Freeholdper listing data
  • 04.2027handover (to confirm)
  • 900 mto Batu Bolong Beach

Property

What you get

Type 8 is the entry villa at The Ease: 284 m² (≈ 3,055 sq ft) on a plot of 140 m² or more, with two bedrooms. It stands inside the gated complex in Batu Bolong. You reach the beach in four minutes, Echo Beach in about the same.

The living room has a kitchen island and doors onto the terrace and your own pool. Owners also get the complex facilities: a wellness pavilion that has its own pool, massage rooms, a sauna and a gym. Per the listing, the villa comes fully furnished with appliances, and we're requesting the full specification to appendix to the contract.

Our listing database records the villas as freehold. A foreigner can own one through a PT PMA holding a right to build (HGB), or take it on a lease instead. The price for this type is Rp 9.68 bn. Finishing is in progress for an April 2027 handover, and we check the PBG and zoning before any deposit.

The numbers for this property

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

The developer doesn't estimate villa income. Nightly revenue of Rp 5.3 million, the Canggu rate scaled to the class and size, drives the table, with management, tax, wear and upkeep taken out.

Gross 13.0%≈ Rp 1.26 bn a year at 65% occupancy and Rp 5.3 million a night Net 7.8%≈ Rp 756 million a year · payback ≈ 12.8 years
  • Gross rental incomeRp 1.26 bn13.0% of price · rate Rp 5.3 million, occupancy 65%
  • Management companyRp 227 million18% of revenue · market range 15–25%
  • TaxRp 126 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 151 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 756 million7.8% of price · payback ≈ 12.8 years
Occupancy scenarios: The Ease Canggu · 2BR villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 1.07 bnRp 426 millionRp 640 million6.6%15.1 years
65%baseRp 1.26 bnRp 504 millionRp 756 million7.8%12.8 years
75%strongRp 1.45 bnRp 581 millionRp 872 million9.0%11.1 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 5.3 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: 55% cautious, 65% base and 75% 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

Freehold is what the listing shows for the villa, and a foreigner can't hold it personally. You'd either set up a PT PMA that owns an HGB, which runs 30 years with extensions, or take a leasehold for a fixed term. We agree the route with a notary, then you reserve and sign a PPJB. SLF and rental license follow construction.

Ownership and permits: The Ease Canggu · 2BR villa
Form of ownershipFreehold on the villas, per listing dataForeigners 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 termDepends on the structureThrough a PT PMA, the right to build (HGB) runs 30 years with extensions. Under a leasehold, the term equals the lease agreement. The PPJB records whichever route you choose and its dates.
ZoningTourism and mixed use, per listing dataThe database has this land down as Tourism/Mixed, and an RDTR extract confirms it ahead of the deposit.
Building approval (PBG)Stated, copy requestedThe permit appears in our data without a number or a document. We request both before money moves.
DeveloperMurino, project company to confirmWe check the project company, what Murino has already delivered and the land documents.
Certificate of occupancy (SLF)After constructionA rental license needs the SLF first. For that reason we pay out by construction stage, not by 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 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 dataThe furniture and appliance specification goes into the contract as an appendix, so you know what the handover includes.
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 villa payment schedule

  1. ReservationYour deposit reserves the villa; the sum isn't set yet.
  2. Construction stagesInstallments go out as construction stages finish, on a schedule we request for this villa.
  3. HandoverThe balance follows once you hold the full document pack.

Murino's materials skip the payment plan. We set a stage-by-stage schedule in the PPJB after due diligence.

Location

Location: Batu Bolong · Canggu

Batu Bolong has no spare land and plenty of guests. The average booking in the area brings Rp 3.9 million per night, and occupancy runs at 37.5%, with supply rising faster than demand.

The Ease Canggu: villa pool with sun loungers
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

People buy villas in Canggu because they're easy to sell again later. The flip side is almost 4,000 rental listings fighting for the same guests.

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 villa

What does Rise Real Bali charge when I buy a Type 8 villa?

Nothing. The villa costs what Murino's price list says, and the developer pays us. Our checks happen before your deposit and cost you nothing. They cover the PBG copy, current availability, zoning under RDTR, Murino's project company and the ownership structure that suits a freehold villa. The written report lists every point still open.

Can I buy a villa at The Ease from abroad?

Yes. You view the villa by video call, and a notary acts for you under a power of attorney. At handover, planned for April 2027, our team inspects and accepts the villa. Tranches go out against construction stages we verify ourselves, with photos, and you pay the balance only when every document is in place.

Where do the yield numbers come from?

The rate is Rp 5.3 million a night: AirROI data for Canggu, reworked for a two-bedroom pool villa. Villas get more conservative occupancy cases here, 55, 65 and 75%, under professional management. Costs take 40% of revenue. The base case works out to about Rp 756 million a year, a 7.8% net yield. It's an estimate.

How does a foreigner own a freehold villa in Bali?

Not in their own name: freehold (Hak Milik) stays with Indonesian citizens. The usual route is a foreign-owned company (PT PMA) that holds a right to build (HGB) for 30 years with extensions. The other option is a leasehold on the villa. We compare both with a notary and settle on one before your deposit.

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