CANGGU · ID RR-5599

Villa Taman: two-bedroom villa, 113.44 m² on a 192 m² plot, Canggu

Rp 5.31 bn buys unit 3, the last villa at Villa Taman: 113.44 m² on one floor with two bedrooms, a long pool and a spa pool, on a 192 m² plot. Leasehold is 30 + 25 years, with handover planned for November 2026.

Unit in Villa Taman

Leasehold 30 + 25 years
Handover 2026
Private pool

2bedrooms
113 m²villa living area
192 m²plot
Leasehold30 + 25 years
Nov 2026handover

Property

What you get

Unit 3 is the last villa left: 113.44 m² on a 192.07 m² plot. The house has one floor, tall glass walls and a timber roof. A lounge on a second level of the yard, a pool and a spa pool run along the facade, and the garden screens the plot from neighbors.

A family or two couples can use it on holiday or for long stays. One floor suits guests with children or older relatives. The plot is zoned residential (R-3), so we check the rental regime and license before your deposit, and the model below treats it like a standard villa in the area.

We price the nights at about Rp 3.0 million, from comparable two-bedroom villas in Canggu. Occupancy cases are 43%, 53% and 63%, with 53% as the base. Operating costs take 16% of revenue. The base case nets roughly Rp 489 million a year, 9.2% of the price.

Price

Rp 5.31 bn

Developer's price. The developer pays our commission.

The price is in Indonesian rupiah (IDR). The developer's price list is converted into rupiah at one fixed site-wide rate (17,700 IDR per unit of the price-list currency). The sale contract sets the final amount you pay. The income model is a Rise Real Bali estimate; rates and occupancy are based on comparable professionally managed properties in the area.

OwnershipLeasehold 30 + 25 years
HandoverNovember 2026
ZoningResidential R-3
ManagementIn-house, 20%

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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The numbers for this property

Villa Taman · 2BR villa yield: gross and net

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 3.0 million for a two-bedroom Canggu villa, less management, tax, wear and upkeep.

Gross 11.0%≈ Rp 582 million a year at 53% occupancy and Rp 3.0 million a night Net 9.2%≈ Rp 489 million a year · payback ≈ 10.9 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 582 million11.0% of price · rate Rp 3.0 million, occupancy 53%
Operating costsRp 93.1 million16% of revenue
Net to youRp 489 million9.2% of price · payback ≈ 10.9 years

Occupancy scenarios: Villa Taman · 2BR villa
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
43%cautious	Rp 472 million	Rp 75.6 million	Rp 397 million	7.5%	13.4 years
53%base	Rp 582 million	Rp 93.1 million	Rp 489 million	9.2%	10.9 years
63%strong	Rp 692 million	Rp 111 million	Rp 581 million	10.9%	9.1 years

The base case is 53% occupancy under professional management; 43% is cautious and 63% is strong.

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 3.0 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: 43% cautious, 53% base and 63% strong.
Costs: 16% 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

Unit 3 is a leasehold of 29 years 11 months, plus a priority extension of 25 years that goes into the contract. Reservation comes first, then a PPJB, and the notary registers the lease. The residential zone matters for nightly rental, so that check leads our list, ahead of the PBG and SLF.

Ownership and permits: Villa Taman · 2BR villa
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	30 + 25 yearsYour 29 years 11 months start at purchase, and the priority extension appears in the deed with its terms.
Zoning	Residential R-3, per the developerWe read the RDTR extract to see whether nightly rental fits this plot.
Building approval (PBG)	To confirmThe PBG number and the SLF status are on our request list for the developer.
Developer	PT Rumah ArchipelagoWe review the PT Rumah Archipelago entity and its finished villas before a deposit.
Certificate of occupancy (SLF)	Handover stated for Nov 2026The final tranche waits for the SLF, because the rental license can't issue without it.
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 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.
Developer escrow	None, 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 handover	To confirmThe furniture and appliance list joins your contract once the developer supplies it.

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

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Villa Taman · 2BR villa?

Leave your WhatsApp and I'll send it today, with the net yield worked out.09:41

Terms

Villa Taman · 2BR villa payment schedule

ReservationYou pay a deposit to hold unit 3; the developer sets the figure.
PaymentHandover is close, so the schedule stays brief, and we fit its steps to your purchase.
HandoverYou pay the balance against the SLF and the complete document pack.

No payment plan is public, so we settle one in the PPJB after due diligence.

Location

Location: Canggu · Kuta Utara

Canggu holds the north coast's demand core: cafés, surf and coworking nearby. In return you get heavy traffic and plenty of competing rentals.

Villa Taman 2BR: villa with a spa pool and a terrace — Canggu · Badung · Kuta Utara

Batu Bolong Beach≈ 2.4 km, straight line
Berawa Beach≈ 3.1 km, straight line
Echo Beach≈ 3.1 km, straight line
Seminyak (Petitenget)≈ 4.6 km, straight line
Ngurah Rai Airport≈ 13 km, straight line

Buyers come for cafés, surf and the crowd, and the gated block keeps the house itself quiet. High-season scooter rides take longer than the straight-line distances suggest.

Canggu · Kuta Utara · Google map

Area guide and all properties

Straight answers

Questions about Villa Taman · 2BR villa

What does Rise Real Bali charge when I buy the Villa Taman 2BR?

Nothing. The developer pays our commission and you pay Rp 5.31 bn. Checks before your deposit are on us. For unit 3 we read the 30 + 25 lease, zone R-3 against RDTR, the PBG number and the SLF, and we compare the 192 m² boundaries with the land certificate.

Can I buy unit 3 remotely?

Yes. We run the tour on Zoom while the villa is being completed for the November 2026 handover. A notary signs for you under a power of attorney. We accept the house on site, and your last payment follows the occupancy certificate and the documents.

Where do the yield numbers come from?

We use about Rp 3.0 million a night, taken from comparable two-bedroom Canggu villas. The base case assumes 53% occupancy with professional management. Operating costs take 16% of revenue. That nets roughly Rp 489 million a year, 9.2% of the price. It's our estimate, and the residential zone still needs confirming.

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