CANGGU · ID RR-2588

The Ease Canggu: three-bedroom villa Type 10, 392 m², in Batu Bolong

Our listing database shows the 392 m² Type 10 villa as freehold, and foreign buyers take it through their own PT PMA with a right to build (HGB), or opt for a lease. It's the largest priced layout at The Ease: a 200 m² plot, three bedrooms on inner courtyards, a pool lounge. Price: Rp 14.10 bn, handover April 2027.

Unit in The Ease Canggu · units listed: 5

  • Freehold, per listing data
  • Finishing
  • Private pool
  • 3bedrooms
  • 392 m²villa size
  • 200 m²plot
  • Freeholdper listing data
  • 04.2027handover (to confirm)
  • 900 mto Batu Bolong Beach

Property

What you get

Type 10 is the biggest villa on The Ease price list with a price attached: 392 m² (≈ 4,220 sq ft) on a 200 m² plot (≈ 2,155 sq ft). The four-bedroom Type 12 above it has sold out. You're in the gated part of Batu Bolong, 900 m from the beach and four minutes from Echo Beach.

All three bedrooms open onto their own inner courtyards. The living room and pool read as one space, and a lounge sits at the water's edge. Residents also use the wellness pavilion, the sauna, massage rooms and gym. According to our listing database it comes fully furnished, and the specification becomes part of your contract.

The listing gives the villas as freehold. For a foreign buyer that means a PT PMA holding HGB, or a leasehold as the alternative. This villa costs Rp 14.10 bn. It's in the finishing stage, and the developer plans to hand over in April 2027. We confirm the PBG and zoning before you commit.

The numbers for this property

The Ease Canggu · 3BR villa Type 10, 392 m² yield: gross and net

The developer hasn't released a yield for the 392 m² villa. Scaling Canggu data to its class and size gives Rp 6.7 million per night; from that we subtract management, tax, wear and upkeep.

Gross 10.4%≈ Rp 1.47 bn a year at 60% occupancy and Rp 6.7 million a night Net 8.4%≈ Rp 1.18 bn a year · payback ≈ 12.0 years
  • Gross rental incomeRp 1.47 bn10.4% of price · rate Rp 6.7 million, occupancy 60%
  • Operating costsRp 295 million20% of revenue
  • Net to youRp 1.18 bn8.4% of price · payback ≈ 12.0 years
Occupancy scenarios: The Ease Canggu · 3BR villa Type 10, 392 m²
OccupancyGross incomeExpenses 20%Net% of pricePayback period
50%cautiousRp 1.23 bnRp 245 millionRp 982 million7.0%14.4 years
60%baseRp 1.47 bnRp 295 millionRp 1.18 bn8.4%12.0 years
70%strongRp 1.72 bnRp 344 millionRp 1.37 bn9.8%10.3 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 materials don't quote a yield, so the model runs on market data only.
Nightly rate
Rp 6.7 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
20% 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

Our database lists Type 10 as freehold. Since Hak Milik stays with Indonesian citizens, you'd own through a PT PMA with an HGB of 30 years plus extensions, or sign a leasehold. The notary builds the structure, then come the reservation, the PPJB and the deed. Expect the SLF and the rental license after construction wraps up.

Ownership and permits: The Ease Canggu · 3BR villa Type 10, 392 m²
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 structureHGB held by a PT PMA starts at 30 years, with extensions available. A leasehold simply runs the length of its agreement. We lock the route and every date into the PPJB.
ZoningTourism and mixed use, per listing dataTourism/Mixed, according to our listing records. The RDTR extract comes before you put down a deposit.
Building approval (PBG)Stated, copy requestedListing data mentions a PBG, yet the number and copy are missing. Both reach you before any payment.
DeveloperMurino, project company to confirmOur review covers Murino's company for The Ease, its earlier handovers and the land documents.
Certificate of occupancy (SLF)After constructionRental licensing starts only once the SLF exists. That's why tranches follow building stages.
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 dataYour contract carries the furniture and appliance specification as its 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
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Terms

The Ease Canggu · 3BR villa Type 10, 392 m² payment schedule

  1. ReservationA deposit secures the Type 10; the developer will name the amount.
  2. Construction stagesYou pay stage by stage as the build advances, on a schedule we obtain for you.
  3. HandoverFinal payment against the complete set of documents.

Payment terms aren't in the developer's materials yet. We negotiate a stage-based plan and write it into the PPJB.

Location

Location: Batu Bolong · Canggu

Batu Bolong has the roads, the cafés and a steady flow of guests, but hardly any open land. Expect an area average near Rp 3.9 million nightly with occupancy of 37.5%, while supply outpaces demand.

The Ease Canggu: pool and lounge of the Type 10 villa
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 brings buyers to Canggu: villas here sell faster than anywhere else in Bali. The catch is competition: about 4,000 rental listings go after 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 · 3BR villa Type 10, 392 m²

What does Rise Real Bali charge for the Type 10 villa?

No fee to you. The price is Murino's list price, and Murino pays our commission. Before the deposit we check, at our cost, the PBG copy, a recent availability sheet, the zoning under RDTR, the project company and your route as a foreigner: HGB through a PT PMA or a lease. Open items end up in a written report.

Do I have to be in Bali to buy this villa?

No. We show the villa over Zoom, and a notary in Bali signs once your power of attorney is in hand. On handover, planned for April 2027, we accept the villa for you. Every tranche lines up with a construction stage that our team checks on site and photographs, and the closing payment goes against the documents.

Where do the yield numbers come from?

Our rate is Rp 6.7 million a night: comparable managed properties in Canggu, adjusted for a 392 m² three-bedroom. Occupancy cases are 50, 60 and 70% under professional management, and operating costs absorb 20% of revenue. The base case gives roughly Rp 1.18 bn a year, an 8.4% net yield. The bigger ticket means a lower percentage than the smaller villas.

Is anything bigger than Type 10 available at The Ease?

Not on the current price list. The four-bedroom Type 12 villas, 546 m², show as sold out with no price, which makes Type 10 the largest villa you can buy here. Below it sit Type 8++ with three bedrooms on 335 m² and Type 8 with two on 284 m². We confirm availability before you reserve.

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