CANGGU · ID RR-2203

White Palm: two-bedroom villa with private pool, 116–123 m², Batu Bolong

On a 27-year lease with a 30-year extension, this two-story villa gives you 116–123 m², two bedrooms and a private 4 × 2 m pool on a 110 m² plot with drive access. There are two bathrooms plus a guest WC, a smart home and turnkey finishes. Prices start at Rp 6.73 bn, depending on the lot.

Unit in White Palm · units listed: 3

  • Leasehold 27 + 30 years
  • Under construction
  • Private pool
  • 2bedrooms with king-size beds
  • 2+1bathrooms plus guest WC
  • 123 m²total, 100 m² indoors
  • 110 m²plot with drive access
  • Leasehold27 + 30 years
  • 4×2 mprivate pool

Property

What you get

The villa sits in block A of White Palm on Jalan Batu Bolong, a row of two-story villas along a pedestrian lane. Crate Cafe is a minute's walk, and Batu Bolong Beach is five minutes by scooter. Each villa has its own pool, with the 25 m shared pool close by.

Downstairs: a 24 m² living room, a 23 m² kitchen and dining room, a guest WC and a 20 m² patio with the 4 × 2 m pool. Upstairs, two 21 m² bedrooms each have a walk-in closet and an en-suite shower room. The kitchen has an oven, microwave, hood and dishwasher. Add smart-home controls, fingerprint entry, electric curtains, water filtration and a washer-dryer. Double walls with mineral wool and double glazing keep street noise out at night.

The developer places the land in pink zone C1, on a 27-year lease with a 30-year extension. Villas of 116–123 m² (≈ 1,250–1,325 sq ft) cost Rp 6.73–7.43 bn depending on the lot, and we match lot to price against a fresh price list. The handover date and payment schedule remain open questions for the developer.

The numbers for this property

White Palm · 2BR villa yield: gross and net

The developer has not projected rental returns. For the Canggu market we use Rp 3.2 million a night and deduct management, tax, wear and upkeep.

Gross 12.1%≈ Rp 814 million a year at 70% occupancy and Rp 3.2 million a night Net 7.3%≈ Rp 488 million a year · payback ≈ 13.8 years
  • Gross rental incomeRp 814 million12.1% of price · rate Rp 3.2 million, occupancy 70%
  • Management companyRp 147 million18% of revenue · market range 15–25%
  • TaxRp 81.4 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 97.7 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 488 million7.3% of price · payback ≈ 13.8 years
Occupancy scenarios: White Palm · 2BR villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 698 millionRp 279 millionRp 419 million6.2%16.1 years
70%baseRp 814 millionRp 326 millionRp 488 million7.3%13.8 years
80%strongRp 930 millionRp 372 millionRp 558 million8.3%12.0 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 3.2 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 · Studio: 8.7% 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

The villa comes on a lease of 27 years, extendable by 30, as the developer states. That's up to 57 years in total. Paperwork goes reservation, then PPJB, then a notarial lease on the day you get the keys. We're requesting the PBG details now. The SLF and rental license follow completion.

Ownership and permits: White Palm · 2BR villa
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 + 30 yearsYour years run from the day you take the villa, not the day you buy it. The contract fixes the extension terms in advance.
ZoningTourism zone (pink), per the developerPink zone C1 comes from the developer's data. An RDTR extract confirms it.
Building approval (PBG)To confirmBefore a deposit we ask for the PBG number and a copy of the permit.
DeveloperWhite Palm, company to confirmWe verify the company, its finished projects and how owners in them describe the experience.
Certificate of occupancy (SLF)After constructionRental licensing requires the SLF first. Tranches therefore follow the build, not the calendar.
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 handoverTurnkey, smart home, washer-dryerThe furniture and appliance list, washer-dryer included, goes into the contract as 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

White Palm · 2BR villa payment schedule

  1. ReservationA deposit takes the villa off the market; the sum is still open.
  2. Construction stagesYou pay against completed stages, per a schedule we request for your lot.
  3. HandoverThe last tranche follows the full document pack.

The developer's villa materials have no payment plan. We settle it in the PPJB after our checks.

Location

Location: Batu Bolong · Canggu

Batu Bolong holds Canggu's most developed demand, and villas here sell faster than anywhere on the island. On the other side of the ledger sit the fiercest rental competition and a near absence of free land.

White Palm 2BR villa: render of the villa block facade
Canggu · Badung · Jl. Batu Bolong
  • Batu Bolong Beach≈ 5 min
  • Crate Cafe and supermarket1–2 min
  • La Brisa and Como5–6 min
  • Ngurah Rai Airport≈ 50 min

Surfers and café crowds keep Batu Bolong full, and so do rival listings: the density here is the highest in Canggu.

Batu Bolong · Canggu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 121restaurants
  • 114hotels
  • 86cafés
  • 44spas
  • 17shops
  • 17bars
  • 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 · 2BR villa

What does Rise Real Bali charge when I buy a White Palm villa?

Buyers pay us nothing: the villa costs its list price, and White Palm pays our commission. Land, zoning and permit checks happen before the deposit, on our budget. You then get a written report: what the documents confirm, what's still open and what we fix in the contract before the first payment.

Can I buy the villa without coming to Bali?

Yes. We show you the complex and the building site on Zoom, and a notary prepares the documents under your power of attorney. The deposit and tranches follow the signed contract and construction stages. Once the villa is ready, we inspect it on site ourselves and send you a report with photos and a list of defects.

What's the lease term on a White Palm villa?

Leasehold for 27 years with a 30-year extension, up to 57 years in total. Freehold (Hak Milik) isn't open to a foreigner personally, which is why the deal is a land lease. We count what's left from the villa's handover, not your purchase date, and lock the extension terms and price into the contract upfront.

Where do the yield numbers come from?

We take AirROI's Canggu rate and adjust it for the property type: Rp 3.2 million a night, below the area median. We run three occupancy cases under professional management and set aside 40% of revenue for running costs, taxes and upkeep. We model at the entry price of Rp 6.73 bn, and the base case nets 7.3%. It's an estimate.

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