CANGGU · ID RR-4994

Three-bedroom villa with a 21 m² pool in Padonan, Canggu: 320 m², ready to move in

Fully furnished and finished in May 2025, the villa gives you 320 m² on two levels, on a 200 m² plot in Padonan, a quiet part of Canggu. Inside are three bedrooms and four bathrooms, and a 21 m² pool fills the yard. Leasehold of 27 years, priced at Rp 5.76 bn.

  • Leasehold 27 years
  • Ready to move in
  • Pool 21 m²
  • 3bedrooms
  • 4bathrooms
  • 320 m²house
  • 200 m²plot
  • Leasehold27 years
  • Readycompleted in 2025

Property

What you get

Padonan is the residential side of Canggu, set back from the main roads. Berawa and Batu Bolong beaches are ten to fifteen minutes away by scooter. The villa spreads 320 m² (≈ 3,445 sq ft) over two floors on 200 m² of land, and the upper level looks out over greenery toward the mountains.

Downstairs you'll find a living room with a sunken sofa, an island kitchen and a dining table for eight. A glass wall opens onto the 21 m² pool in the yard. There are three bedrooms and four bathrooms, with twin basins in the bathrooms. Upstairs, an open deck holds a hammock.

Handover was in May 2025. Our database shows an orange zone, while the project record calls it tourism mixed-use. The 27-year lease comes with no extension stated. Before a deposit, we ask the owner for the PBG, the SLF and the state of the rental license.

Ownership

Ownership & what you actually get

Your right is a 27-year leasehold, and nobody has offered a renewal. A notary registers it at signing. The zoning needs a clear reading, because two records in our database disagree. The PBG and the SLF come next, and the new owner applies for the rental license once the deal closes.

Ownership and permits: Three-bedroom villa in Padonan, Canggu
Form of ownershipLeaseholdForeigners 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 term27 yearsThe materials don't mention an extension. We calculate the remaining term from the signing date, and any renewal terms go in the contract.
ZoningOrange zone, per our databaseThe project record lists it as tourism mixed-use. An RDTR Badung extract decides between the two before the deposit.
Building approval (PBG)To confirmWe get the number and an extract from the owner before any deposit. Without the PBG the house has no legal base.
SellerOwner, completed homeHere the owner sells directly, with no developer on record. We verify the owner's right and the line of prior contracts.
Certificate of occupancy (SLF)To confirmWe need the owner's SLF early, since the rental license rests on it.
Short-term rental license (NIB)After the dealAirbnb, 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.
EscrowNot needed, the home is builtThe notary settles the deal in one step: your payment against the lease transfer.
Furniture and handoverFully furnishedThe house changes hands with its furniture and appliances, each item listed in an 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

Three-bedroom villa in Padonan, Canggu payment schedule

  1. ReservationPay the deposit you agree with the owner, and the villa comes off the market.
  2. ChecksSeller's right, zoning, PBG and SLF: we confirm each one before you pay the balance.
  3. CompletionThe notary witnesses signing and payment while the lease passes to you.

We found no payment plan for this villa in our database. The terms take shape after due diligence and go into the contract.

Location

Location: Padonan · Canggu

Padonan sits between Tibubeneng and Berawa, calmer than the main streets, with shops and cafes close by. You'll ride to reach the ocean.

Canggu: a villa courtyard with a pool
Canggu · Badung · Padonan
  • Berawa Beach≈ 10–15 min
  • Batu Bolong Beach≈ 10–15 min
  • Canggu cafes and shops≈ 5–10 min
  • Ngurah Rai Airport≈ 45–60 min

Buyers pick Padonan for quiet close to central Canggu. Travel times here describe the area in general, and the exact address comes with the document pack.

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Straight answers

Questions about Three-bedroom villa in Padonan, Canggu

What's Rise Real Bali's fee on this Padonan villa?

There's no fee for you. The seller pays us, and that commission is already in the price. Before you put down a deposit, we check at our expense the owner's right, the 27 years left on the lease, the zoning through an RDTR extract, the PBG and the SLF. The findings come as a written report. You hear about any mismatch before paying.

Can I buy this villa in Canggu remotely?

Yes. A Zoom tour replaces the visit, and a local notary signs using your power of attorney. The villa stands finished and furnished, so our team inspects it against the inventory and records the state of the building, the pool and every appliance. You pay at the notary while the lease transfers, and we collect keys and documents on the spot.

Is there a yield forecast for this Padonan house?

There's no published model for this home. The nightly rates we hold describe a different segment, and they don't fit a private villa. On request we model this one, taking a Padonan area rate, several occupancy levels and costs of 40% of revenue. The figure you get is our estimate, not a guarantee of income.

Why is the house bigger than its plot?

The villa has two floors, so 320 m² of floor area fits on a 200 m² plot. Floor area counts every level, including enclosed rooms. For you it means more space on the same land. We compare the numbers with the PBG, where the permitted area has to match what stands on site.

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