CANGGU · ID RR-2463

XO Canggu: completed studios and two-bedroom villas in Tibubeneng, Canggu

Buyers who'd rather skip the construction wait can move straight into a finished Tibubeneng block of 30 studios, each 39–43 m², with two-bedroom villas alongside. The developer handed XO Canggu over in December 2025. You get a 22-year lease with a 25-year extension, and studios start at Rp 2.65 bn.

  • Leasehold 22 + 25 years
  • Completed
  • Shared pool
  • 39–43 m²studio sizes
  • 30studios in the building
  • 157 m²villa house on a 120 m² plot
  • Leasehold 22 + 25lease term
  • Readyhanded over December 2025

Property

What you get

XO Canggu sits in Tibubeneng, the inland side of Canggu, about 1.9 km from Batu Bolong and Nelayan beaches. Daily life starts at the gate: the closest restaurant is 47 meters away and the Pepito supermarket 425. The project pairs a four-story block of 30 studios with two-bedroom villas, each a 157 m² (≈ 1,690 sq ft) house on a 120 m² plot.

Studios measure 39–43 m² and take up the second, third and fourth floors. The developer's photos show a sleeping area, a stone-topped kitchen with bar seating and a door to the balcony. Finishes run to gray porcelain tile and dark stone, with hidden lighting and split air conditioners. The block shares one pool, while every villa has its own. Construction is over and the furniture is in, so guests find exactly what the photos promised. For short stays, that's half the battle.

The developer lists the zoning as Orange C1, a code our zoning reference doesn't contain, so an RDTR extract has to confirm it. The lease runs 22 years with a 25-year extension. Studios on floors two to four cost Rp 2.83 bn, and lots 47 and 48 cost Rp 2.65 bn. The villa price differs between the developer's sheets, anywhere from Rp 4.42 bn to Rp 6.20 bn. So we've asked the developer for the villa price list, the payment schedule and the full permit pack before anyone views it.

Developer: Loyo & Bondar, all projects and terms

Developer price list

XO Canggu: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

TypeSizeBedroomsPriceThe numbers
Studio39–43 m²studioRp 2.83 bnwith numbers →
Studio, lots 47 and 4839–43 m²studioRp 2.65 bnwith numbers →
2BR villa with pool157 m² · plot 120 m²2on requestwith numbers →

Prices and lots come from the developer's availability sheets for the apartments and the villas. The villa figure differs across four documents: the project card, the special-offers sheet, the project summary and our listing database each give their own number. We get a written price before any viewing.

Ownership

Ownership & what you actually get

You buy a leasehold: 22 years, plus 25 more years of extension, as the developer states. Since the building is complete, the path is short. After the reservation and our document review, you sign a notarized lease and pay in full against the keys. Handover took place in December 2025, and we're collecting the PBG, the rental license and the certificate of occupancy (SLF).

Ownership and permits: XO 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 term22 + 25 yearsWe count the remaining term from the day you get the keys. The right to extend and its price go into the contract.
ZoningOrange C1, per the developerOur zoning reference has no such code. We check it against an RDTR extract before the deposit.
Building approval (PBG)To confirmWe ask for the approval number and its extract before the deposit, along with the developer's due diligence pack.
DeveloperLoyo & Bondar, legal entity to confirmWe check the legal entity, the land lease and the buildings it has delivered.
Certificate of occupancy (SLF)To confirmHandover took place in December 2025. We ask for the SLF together with the rest of the document pack.
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 itThe building is complete, so your protection is simple: the full payment goes out against the keys and the document pack.
Furniture and handoverFurnished, per the developer's photosInterior photos aren't a specification. The furniture and appliance inventory becomes an appendix 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

XO Canggu payment schedule

  1. ReservationA deposit holds the lot in your name; the developer hasn't set the amount.
  2. ChecksWe review the documents before the deposit and write terms and deadlines into the contract.
  3. HandoverYou pay the balance in full against the keys and the document pack.

The developer doesn't publish a payment plan. Its special-offers sheet sells the villa for a single full payment. For the studios we're getting the terms in writing and will fix them in the contract.

Location

Location: Tibubeneng · Canggu

Inland Canggu puts cafés, spas and shops within walking distance, with lighter traffic than Batu Bolong. The trade-off is a ride every time you want the ocean.

XO Canggu: villa pool with loungers and planting, developer's render
Canggu · Badung · Tibubeneng
  • Cafés and restaurants47–120 m on foot
  • Pepito Eco Beach supermarket≈ 425 m
  • Batu Bolong Beach≈ 1.9 km
  • Nelayan Beach≈ 1.9 km
  • Ngurah Rai Airport≈ 40 min

Buyers pick Tibubeneng for dense everyday services at a lower price than the beachfront strip. The catch: the sand is too far to walk.

Tibubeneng · Canggu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 103restaurants
  • 90hotels
  • 69cafés
  • 43spas
  • 20shops
  • 15bars
  • 14sights

Closest places

  • Casa Tuarestaurant · 47 m
  • Coffeestandcafé · 54 m
  • Mavammycafé · 60 m
  • Warung Localrestaurant · 64 m
  • Banh Mirestaurant · 65 m
  • Warung Makan Sate Babi Pandurestaurant · 71 m
  • Medy Bali Spa & Hair Braidingspa · 77 m
  • Brana Living Cangguhotel · 82 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about XO Canggu

What does Rise Real Bali charge when I buy at XO Canggu?

Nothing. The price comes from the developer's availability sheet, and the seller pays our commission. Before any deposit we check the land, the lease agreement and the permits at our own cost: for XO Canggu that means the Orange C1 zoning code, the PBG and the SLF. You get a written report with open points before the first payment. Choosing the lot and negotiating terms are part of the job too.

Can I buy at XO Canggu without flying to Bali?

Yes. Construction is over, so you see the real building on a live video call, not renders. We check the documents ourselves. Your signature goes through a notary by power of attorney, and on handover we inspect the unit on site against the inventory: finish, appliances, furniture. Keys and the final payment change hands in one step.

What ownership right do XO Canggu studios come with, and for how long?

Leasehold, which is a long-term lease, because foreigners can't hold freehold (Hak Milik). The developer's materials state 22 years plus a 25-year extension. We count what's left of the term from the day you receive the keys. Before the deposit we ask for the extension right and its price as a separate clause in the contract.

How much are the studios, and when can I move in?

Studios on the second to fourth floors cost Rp 2.83 bn, and lots 47 and 48 cost Rp 2.65 bn. Sizes run from 39 to 43 m². The developer handed the building over in December 2025, so there's nothing to wait for. The two-bedroom villa price varies between the developer's sheets, and we get it in writing first.

Where do the yield numbers come from?

We build the model for the lot you pick. The nightly rate comes from AirROI for the area, adjusted for type and size, occupancy follows professionally managed units, and costs take 40% of revenue. What comes out is an estimate, never guaranteed income. The building already takes guests, so it also makes sense to ask the owner for actual booking data.

Units in this project

2 units with numbers

Each one shows the developer price, net income from our model, document status and the payment schedule.

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