CANGGU · ID RR-5477

Zamaya: two-bedroom villa, 127 m², private pool, in Tibubeneng, Canggu

Investors weighing a pool villa against a beachside apartment get 127 m² over two floors at Zamaya in north Tibubeneng: two bedrooms, three bathrooms and a rooftop patio on a 149 m² plot. Furniture comes in the Rp 4.78 bn price. You hold a 25-year leasehold with a 25-year extension, and handover is due in March 2027.

Unit in Zamaya

  • Leasehold 25 + 25 years
  • Foundations
  • Private pool
  • Furnished
  • 2bedrooms
  • 3bathrooms
  • 127 m²house
  • 149 m²plot
  • Leasehold25 + 25 years
  • March 2027handover

Property

What you get

This villa is one of eleven identical houses that Elysium Group Bali is building at Zamaya. The site lies in Tibubeneng on the north side of Canggu, near Jl. Poh Gading, with rice paddies and quiet lanes all around. Berawa Beach is roughly 4.7 km away.

You get 127 m² (≈ 1,365 sq ft) across two floors on a 149 m² plot. The ground floor holds the living room with its kitchen island, a guest bathroom and the dining table. The two bedrooms upstairs each have an en-suite bathroom. A private pool fills the yard and a sundeck patio tops the roof, and the price covers furniture, kitchen and appliances to the developer's specification.

Listing data puts the plot in a residential zone, and we'll verify that with an RDTR extract. The leasehold is 25 years, and the developer states another 25 on top. The price is Rp 4.78 bn, with 30% due when you sign the MOU. Application 510306-14102025-019 for the building approval is still in review, and the developer targets March 2027 for handover.

The numbers for this property

Zamaya · 2BR villa yield: gross and net

The developer hasn't published a yield, in the brochure or anywhere else. The table assumes an average daily rate of Rp 2.7 million for a two-bedroom villa in inland Canggu, after the management fee, tax, wear and upkeep.

Gross 14.2%≈ Rp 678 million a year at 70% occupancy and Rp 2.7 million a night Net 8.5%≈ Rp 407 million a year · payback ≈ 11.7 years
  • Gross rental incomeRp 678 million14.2% of price · rate Rp 2.7 million, occupancy 70%
  • Management companyRp 122 million18% of revenue · market range 15–25%
  • TaxRp 67.8 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 81.4 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 407 million8.5% of price · payback ≈ 11.7 years
Occupancy scenarios: Zamaya · 2BR villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 581 millionRp 233 millionRp 349 million7.3%13.7 years
70%baseRp 678 millionRp 271 millionRp 407 million8.5%11.7 years
80%strongRp 775 millionRp 310 millionRp 465 million9.7%10.3 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 2.7 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

The villa comes on a 25-year leasehold that the developer says extends by another 25. Your path runs from an MOU with 30% down to a PPJB, and then a notarized lease at handover. The PBG application hasn't cleared review yet. The SLF and the rental license wait until the builders finish.

Ownership and permits: Zamaya · 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 term25 + 25 yearsThe clock we care about starts at handover, not at purchase. Extension terms go into your contract.
ZoningResidential, per listing dataWe'll pull an RDTR extract. Short-term rental needs a tourism zone or a separate confirmation.
Building approval (PBG)Application 510306-14102025-019, under reviewBefore the deposit we request an extract showing the approval as issued.
DeveloperElysium Group Bali, legal entity to confirmWe verify the legal entity and the projects Elysium Group Bali has completed.
Certificate of occupancy (SLF)After constructionA rental license needs an SLF first, so installments follow construction stages instead of 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 handoverFurnished, handover March 2027We attach the furniture and appliance list to your 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

Zamaya · 2BR villa payment schedule

  1. ReservationThe MOU comes with a 30% first payment, according to the developer.
  2. Construction stagesInstallments track construction milestones; we pin down the exact split for this villa.
  3. HandoverYou make the last payment after the inspection, against the document pack.

The schedule isn't final in the developer's materials. After the 30% first payment, one document asks for 30% at shell completion and another for 15 + 15 + 10. We settle the version with the developer and write it into the PPJB.

Location

Location: Tibubeneng · Canggu

The north side of Tibubeneng gives you rice-field views, quiet streets and roughly double the floor area the same money buys on the coast. Plan on 12–15 minutes by scooter to reach the beach and the seafront cafés.

Zamaya: villas lined up along the rice paddies
Canggu · Badung · Jl. Poh Gading
  • Berawa Beach≈ 4.7 km
  • Nearest shop≈ 660 m
  • Nextdoor Coffee and Kitchen≈ 750 m
  • Ngurah Rai Airport≈ 50 min

Inland Canggu buyers give up a beach walk to own a house with its own plot and pool at apartment money. What they pay for it is the ride to the ocean, every single day.

Tibubeneng · Canggu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 71hotels
  • 24restaurants
  • 14sights
  • 7clinics
  • 7cafés
  • 5schools
  • 4shops

Closest places

  • Goddess Lashspa · 519 m
  • De Chy Massagespa · 609 m
  • Gravity Stretching Canggugym · 612 m
  • Bali MMAgym · 636 m
  • UD Trisna Putrashop · 659 m
  • Pondok Gede Eco-Lodgehotel · 685 m
  • Pancing Balishop · 714 m
  • Nextdoor Coffee and Kitchenrestaurant · 753 m

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

Straight answers

Questions about Zamaya · 2BR villa

What does Rise Real Bali charge when I buy this Zamaya villa?

You pay us nothing. The developer's list price applies, and the developer covers our commission. For this villa we check where the PBG application stands, the zoning under RDTR and the land lease of 25 + 25 years. We run that review before your deposit and pay for it ourselves. You get the open points in writing.

Can I buy the villa remotely while it's under construction?

Yes. The viewing happens on Zoom, and the documents and contract go through a notary on the strength of your power of attorney. We take care of acceptance locally. Because the complex is still going up, each installment matches a stage we inspect on site and document with photos. The final payment follows the paperwork, and no deposit leaves before the documents check out.

Where do the yield numbers come from?

The nightly rate of Rp 2.7 million starts from AirROI data for Canggu, adjusted down for the type: a two-bedroom pool villa 4.7 km from the beach earns less than villas near Batu Bolong. At 70% occupancy, our base case, the model shows an 8.5% net yield. Costs take 40% of revenue. Treat all of it as our estimate, not an income guarantee.

What comes with the villa for Rp 4.78 bn?

The 127 m² house with its yard pool and roof patio, plus furniture, kitchen and appliances to the developer's specification. The developer's drawings confirm the floor plans. We make the furniture specification an appendix to the contract so the handover inspection has a list to check against. All eleven villas carry the same price; only the plot position differs.

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