CANGGU · ID RR-4623

Two-bedroom villa with a pool and garden in north Canggu: 121 m² on 400 m²

A 400 m² plot carries a 121 m² two-bedroom villa with three bathrooms and a private pool, leaving most of the land to the garden. The house reached handover in March 2024, and the furniture stays. Leasehold: 24 years. Price: Rp 5.65 bn.

Leasehold 24 years
Ready to move in
Plot 400 m²

2bedrooms
3bathrooms
121 m²house
400 m²plot
Leasehold24 years
Readycompleted in 2024

Property

What you get

For a two-bedroom villa, 400 m² (≈ 4,305 sq ft) of land is a lot. The house covers under a third of it, and the rest goes to the yard, the pool and planting. You're in the residential north of Canggu, 13 minutes by scooter from the beaches at Batu Bolong and Nelayan.

Living room, dining area and kitchen flow together under a double-height ceiling, with a marble island and glass doors out to the pool. There are two bedrooms and three bathrooms, one of them for guests. Pale wood and rattan furniture comes with the house, so the rooms work from day one.

The lease has 24 years to run, and no extension appears in the materials. Our database shows a yellow residential zone. Work on the PBG and the SLF is ongoing, and there's no rental license yet. For the 121 m² (≈ 1,300 sq ft) house and its garden, the owner wants Rp 5.65 bn.

Ownership

Ownership & what you actually get

You take over a 24-year leasehold, with no renewal promised, by signing at a notary on the day you pay. The owner hasn't finished the building approval (PBG) or the SLF yet. Both have to exist before any rental license, and we won't treat them as done until we see the documents.

Ownership and permits: Two-bedroom villa on a 400 m² plot, Canggu
Form of ownership	LeaseholdForeigners 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	24 yearsNo renewal shows up anywhere in the owner's papers. We price the years remaining at the deal date and negotiate any extension into the contract.
Zoning	Yellow zone (residential), per our databaseWe confirm it against the official RDTR Badung extract before your deposit.
Building approval (PBG)	In progressThe owner owes us the PBG number and extract before the deposit. Without that permit, the house stays outside the rules.
Seller	Owner, completed homeAn owner is selling, with no developer involved. We establish that the owner holds the right and read every earlier contract.
Certificate of occupancy (SLF)	In progressWe ask the owner for the SLF, because no rental license comes without it.
Short-term rental license (NIB)	Not issuedAirbnb, 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.
Escrow	Not needed, the home is builtYour payment moves at the notary on the day the leasehold transfers.
Furniture and handover	Fully furnishedPale wood and rattan furniture stays in the house, with each item 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

Two-bedroom villa on a 400 m² plot, Canggu payment schedule

ReservationThe villa comes off the market once you pay a deposit agreed with the owner.
ChecksAhead of the main payment we clear the seller's title to the lease, the zoning extract, the PBG and the SLF.
CompletionYou settle at the notary, and the right moves to you that day.

No payment schedule exists in our database for this villa. It takes shape in the contract once due diligence wraps up.

Location

Location: Canggu · Badung

North Canggu is villas and rice fields on residential streets, about three kilometers from the ocean. Quieter than the beach strip, though you'll want a scooter.

Two-bedroom garden villa in Canggu: pool and a lounger by the house — Canggu · Badung · Kuta Utara

Batu Bolong Beach13 min
Berawa Beach17 min
Nelayan Beach13 min
Ngurah Rai Airport≈ 45 min

Batu Bolong and Nelayan are 13 minutes out and Berawa 17, with supermarkets and cafes along the way to the coast.

Canggu · Badung · Google map

Area guide and all properties

Straight answers

Questions about Two-bedroom villa on a 400 m² plot, Canggu

What will I pay Rise Real Bali for this villa?

Nothing. We take our commission from the seller, and it already sits in the price you see. Due diligence before your deposit is on us: the owner's right, the 24 years left and any renewal, the RDTR extract, the PBG and the SLF. Everything unresolved lands in a written report, and bad news reaches you before your money leaves.

Can I buy this Canggu villa while living overseas?

Yes. A Zoom viewing comes first, then a notary signs the lease papers for you, backed by your power of attorney. Our team inspects the finished, furnished house against the inventory and write down the condition of the building, pool and appliances. The notary moves the payment when the right transfers, and our team receives keys and documents in Bali.

Where can I see yield figures for this villa?

Not on this page. For this home we don't publish a model, since our rate range describes a different segment than a private two-bedroom villa. Request one and we'll calculate it for this house with an area nightly rate, occupancy scenarios and costs of 40% of revenue. It's an estimate, and income is never certain.

Is there room to add a third bedroom on the 400 m² plot?

The yard has the space, but documents decide it, not square meters. The house needs its PBG and SLF first, and then any extension needs its own approval under yellow-zone rules. Skip that step, and the extra room turns into a problem when you sell. We'll check what the RDTR extract allows on this plot.

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