CANGGU · ID RR-2413

The Ease Canggu: three-bedroom villa Type 8++, 335 m², in Batu Bolong

The land under this 335 m² Type 8++ villa is freehold in our listing database, so a foreign buyer goes through a PT PMA with HGB rights or takes a lease. Three bedrooms, a private pool and a terrace sit on a 175 m² plot. It costs Rp 11.76 bn, with handover planned for April 2027.

Unit in The Ease Canggu · units listed: 5

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

Property

What you get

Type 8++ sits in the middle of the villa range at The Ease, with 335 m² (≈ 3,605 sq ft) on a 175 m² plot (≈ 1,885 sq ft). Three bedrooms make it a fit for a family or a group of friends. The complex is gated, and it's 900 m from Batu Bolong Beach, a four-minute scooter ride.

Inside you'll find three bedrooms and a kitchen island in the living room. Outside, a dining area faces the pool, and the terrace is yours alone. The shared side of the complex adds a wellness pavilion, its pool, a sauna, massage rooms and a gym. Our listing data says fully furnished, and we'll attach the item list to the contract.

In our listing database the villas carry freehold, which a foreign buyer takes as a right to build (HGB) held by a PT PMA, or swaps for a lease. This type costs Rp 11.76 bn. The developer is in finishing and targets April 2027. The PBG copy and the zoning extract come before your deposit.

The numbers for this property

The Ease Canggu · 3BR villa, 335 m² yield: gross and net

The developer does not state what this villa earns. Our Canggu rate for it is Rp 6.0 million a night, corrected for class and 335 m², less management, tax, wear and upkeep.

Gross 12.1%≈ Rp 1.43 bn a year at 65% occupancy and Rp 6.0 million a night Net 7.3%≈ Rp 857 million a year · payback ≈ 13.7 years
  • Gross rental incomeRp 1.43 bn12.1% of price · rate Rp 6.0 million, occupancy 65%
  • Management companyRp 257 million18% of revenue · market range 15–25%
  • TaxRp 143 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 171 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 857 million7.3% of price · payback ≈ 13.7 years
Occupancy scenarios: The Ease Canggu · 3BR villa, 335 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 1.21 bnRp 483 millionRp 725 million6.2%16.2 years
65%baseRp 1.43 bnRp 571 millionRp 857 million7.3%13.7 years
75%strongRp 1.65 bnRp 659 millionRp 988 million8.4%11.9 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 6.0 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

A freehold villa can't sit in a foreigner's personal name. So you choose: a PT PMA holding HGB for 30 years plus extensions, or a fixed-term leasehold. The notary sets up the chosen route first, and only then do the reservation, the PPJB and, at handover, the deed follow. SLF and rental license come only once building ends.

Ownership and permits: The Ease Canggu · 3BR villa, 335 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 structureA PT PMA's right to build (HGB) lasts 30 years and can be extended, while a leasehold lasts as long as its agreement. Your chosen structure and its dates go into the PPJB.
ZoningTourism and mixed use, per listing dataListing data puts the plot in the Tourism/Mixed zone. The RDTR extract we order before the deposit either confirms it or doesn't.
Building approval (PBG)Stated, copy requestedThere's a PBG flag in our database but no number and no copy yet. We ask for them before you pay.
DeveloperMurino, project company to confirmWe review Murino's project company, the buildings it has completed and the land paperwork.
Certificate of occupancy (SLF)After constructionWithout an SLF the villa can't get a rental license, so we tie your money to construction progress.
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 dataA signed appendix to the contract lists each item of furniture and every appliance.
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, 335 m² payment schedule

  1. ReservationA reservation deposit takes the villa off sale; the figure is open.
  2. Construction stagesEach tranche pays for a stage that's done, on a schedule we request.
  3. HandoverThe closing payment matches delivery of the documents.

There's no published payment plan for The Ease. We'll put a stage-based schedule into the PPJB once due diligence closes.

Location

Location: Batu Bolong · Canggu

Batu Bolong demand needs no proof, and land here is scarce. Area data shows Rp 3.9 million a night and 37.5% occupancy on average, and supply grows faster than demand.

The Ease Canggu: loungers beside a villa pool
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

In Canggu a villa changes hands faster than anywhere else in Bali, which is why buyers come. The cost is a rental market with close to 4,000 listings.

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, 335 m²

What does Rise Real Bali charge on the Type 8++ villa?

You pay nothing to us. The developer's list price stands, and Murino covers the commission. We do the checks before your deposit and pay for them: the PBG copy, the latest availability, the RDTR zoning, who stands behind the project company and which freehold structure you'd use. Gaps go into our written report before you sign.

Is it possible to buy this villa remotely?

It is. You tour the villa on Zoom, and a notary executes the documents with your power of attorney. We receive the villa on your behalf. Finishing works continue toward an April 2027 handover. We release each tranche only after inspecting the stage on site and sending you photos, and the last payment follows the documents.

Where do the yield numbers come from?

We work from Rp 6.0 million a night, AirROI's rate for Canggu adjusted to a three-bedroom villa of this size. We test three occupancy levels for a managed villa: 55, 65 and 75%. Running costs eat 40% of revenue. At 65% the villa nets about Rp 857 million a year, 7.3% of the price. Treat it as an estimate.

What's the difference between the two three-bedroom villas at The Ease?

Size and price. This Type 8++ gives you 335 m² on a 175 m² plot for Rp 11.76 bn. The Type 10 offers 392 m² on a 200 m² plot, bedrooms with inner courtyards and a pool lounge, for Rp 14.10 bn. Both have three bedrooms, a private pool and the same shared wellness facilities.

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