CANGGU
from Rp 6.73 bn/ 27 + 30 years
White Palm · 2BR villa
Canggu · 2-bedroom villa
- 2 bedrooms
- 116–123 m²
- leasehold 27+30
See details
CANGGU · ID RR-2140
White Palm: one-bedroom apartment, 50 m², on Batu Bolong, Canggu
A 27-year lease plus a 30-year extension secures this 50 m² one-bedroom apartment on Jalan Batu Bolong for Rp 2.65 bn. You get a full kitchen, a smart home, sound insulation and access to a 25 m shared pool. The land sits in Canggu's pink tourism zone.
Unit in White Palm · units listed: 3
- Leasehold 27 + 30 years
- Under construction
- Smart home
- 1bedroom
- 1bathroom
- 50 m²size
- 25 mshared pool
- Leasehold27 + 30 years
- 1 minto a café and shop
Property
What you get
At 50 m² (≈ 540 sq ft), the one-bedroom is the middle unit in the White Palm range. The kitchen has a real oven and a dishwasher, and the bedroom takes a king-size bed. Add electric curtains, filtered water and fingerprint entry. Double glazing and mineral-wool walls matter on Batu Bolong, because quiet nights are what guests give five stars for here.
The typical guest is a couple or a remote worker staying two to six weeks. A café is a minute away, a coworking space is close, and the beach is five minutes off. The nightly rate sits below the villas, but occupancy holds steadier.
Here's how we model it. We use Rp 1.5 million a night, the level for a one-bedroom in central Canggu, below the area median that villas pull up. Occupancy: 70% base, 60% cautious, 80% strong. We deduct 40% of revenue to cover management, tax, wear and upkeep. The base case leaves about Rp 231 million a year, 8.7% of the price.
The numbers for this property
White Palm · 1BR apartment yield: gross and net
The developer's official materials quote the yield before expenses. Below is our model, with management, tax, wear and upkeep deducted from revenue.
Gross 14.5%≈ Rp 384 million a year at 70% occupancy and Rp 1.5 million a night
Net 8.7%≈ Rp 231 million a year · payback ≈ 11.5 years
- Gross rental incomeRp 384 million14.5% of price · rate Rp 1.5 million, occupancy 70%
- Management companyRp 69.2 million18% of revenue · market range 15–25%
- TaxRp 38.4 million10% of rental income · rate depends on the structure
- Wear and upkeepRp 46.1 million12% of revenue · vacancy between stays, supplies, repairs
- Net to youRp 231 million8.7% of price · payback ≈ 11.5 years
| Occupancy | Gross income | Expenses 40% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 60%cautious | Rp 329 million | Rp 132 million | Rp 198 million | 7.4% | 13.4 years |
| 70%base | Rp 384 million | Rp 154 million | Rp 231 million | 8.7% | 11.5 years |
| 80%strong | Rp 439 million | Rp 176 million | Rp 264 million | 9.9% | 10.1 years |
Where the numbers come from
- Developer's figures
- The developer's official materials quote the yield before expenses. Shown as published. They are not part of our model.
- Nightly rate
- Rp 1.5 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: 60% cautious, 70% base and 80% 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
You hold the apartment on leasehold: 27 years, then a further 30 under the extension the developer declares, so 57 years if you take both. The steps are reservation, PPJB and a notarized lease at handover. We're still requesting the PBG number and copy. SLF and rental license come after the building work ends.
| 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 | 27 + 30 yearsRemaining years count from handover. We put the price and conditions of the 30-year extension into the contract. |
| Zoning | Tourism zone (pink), per the developerPer the developer, the plot is in pink zone C1. We verify that with an RDTR extract before your deposit. |
| Building approval (PBG) | To confirmThe permit number and a copy go on our request list before you pay anything. |
| Developer | White Palm, company to confirmWe look at the company behind the project, what it has completed and feedback from current owners. |
| Certificate of occupancy (SLF) | After constructionThe regency won't license short-term rental without an SLF, so your tranches follow construction 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 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 | Turnkey with smart home, list to confirmYour contract gets an appendix listing all furniture and appliances. |
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
Hi, I'm Gusti. Want the full price list and payment plan for White Palm · 1BR apartment?
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Terms
White Palm · 1BR apartment payment schedule
- ReservationYour deposit holds the apartment; the developer will set the amount.
- Construction stagesInstallments follow finished stages on a schedule we request for this unit.
- HandoverThe balance goes out when the full document pack is in your hands.
The developer's materials leave out the payment plan. After due diligence we agree it and write it into the PPJB.
Location
Location: Batu Bolong · Canggu
Batu Bolong is where Canggu's market is most mature, and property changes hands faster here than anywhere else on Bali. The trade-off: the heaviest rental competition and hardly any free land.
- Batu Bolong Beach≈ 5 min
- Crate Cafe and supermarket1–2 min
- La Brisa and Como5–6 min
- Ngurah Rai Airport≈ 50 min
Guests choose Batu Bolong for cafés and surf, which is why it carries Canggu's densest rental supply too.
What's nearby
The neighborhood
Within 1 km of the property
- 120restaurants
- 111hotels
- 85cafés
- 45spas
- 17shops
- 16bars
- 12sights
Closest places
- Warung Makan King Geprekrestaurant · 10 m
- Warung Makan Buk Dearestaurant · 18 m
- Fajar Bali Spaspa · 26 m
- Dawn Canggu Coffee and Eaterycafé · 30 m
- Ramen Hamatora Canggu, Yokohama Japan Traditional Noodlerestaurant · 31 m
- Apotek Ganeshclinic · 44 m
- Teja ayu massagespa · 59 m
- Medical Doctor General Practitionerclinic · 66 m
Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.
Straight answers
Questions about White Palm · 1BR apartment
What does Rise Real Bali charge when I buy a White Palm 1BR?
Zero. You pay the listed price; our fee comes from the developer. Checks before the deposit are at our expense. For this apartment we go through the lease and its 30-year extension clause, confirm the C1 zoning against RDTR, and ask for the company details, the PBG number and a copy of the approval.
Can I buy the 1BR apartment without flying to Bali?
Yes. We show it on Zoom, and a notary handles the documents under your power of attorney. We accept the apartment on your behalf. It's under construction, and we're confirming the handover date with the developer. We request a stage-linked payment schedule for this unit, check each stage on site, and the final tranche goes out against the documents.
Where do the yield numbers come from?
We use about Rp 1.5 million a night, the AirROI Canggu rate adjusted for a one-bedroom apartment. The base case assumes 70% occupancy with professional management. Management, tax, wear and upkeep together absorb 40% of revenue. That gives roughly Rp 231 million a year net, 8.7% of the price. It's a Rise Real Bali estimate, not guaranteed income.
Who rents a one-bedroom on Batu Bolong?
Mostly couples and remote workers staying two to six weeks. They want a café within a minute, a coworking space nearby and the beach five minutes away, and this street gives them all three. The nightly rate runs lower than a villa's, but bookings come more evenly, so income swings less from month to month.
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