CANGGU · ID RR-2127

Zamaya: two-bedroom pool villas among rice fields in Tibubeneng, Canggu

Rental investors after a house rather than an apartment get eleven two-story villas in north Tibubeneng, each with 127 m² of living space on a 149 m² plot, two bedrooms, a private pool and a rooftop patio. Prices start at Rp 4.78 bn, furnished. The lease runs 25 years, extendable by 25 more.

Leasehold 25 + 25 years
Foundations
Private pool
Furnished

2bedrooms
3bathrooms
127 m²house
149 m²plot
Leasehold25 + 25 years
11villas in the project

Property

What you get

Zamaya is going up in Tibubeneng, on the northern edge of Canggu off Jl. Poh Gading. Rice fields and quiet lanes surround the site, and Berawa Beach is about 4.7 km away. All eleven villas share one design: two floors, two bedrooms, a private pool in the yard and a rooftop patio with a sundeck.

Each house has 127 m² (≈ 1,365 sq ft) on a 149 m² plot. Downstairs you get a living room with a kitchen island, a dining area and a guest bathroom. Upstairs, both bedrooms have their own baths. The price covers the kitchen, appliances and furniture to the developer's specification, and the developer's drawings back up the floor plans.

Our listing database puts the land in a residential zone, which an RDTR extract has to confirm. The lease is 25 years with a further 25-year extension. Every villa carries the same price, Rp 4.78 bn. The building approval (PBG) application went in under number 510306-14102025-019 and sits at the document completeness check. The developer's payment schedule doesn't fully add up yet, so we're reconciling it.

Developer price list

Zamaya: 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".

Type	Size	Bedrooms	Price	The numbers
2BR villa with pool	127 m² house · 149 m² plot	2	Rp 4.78 bn	with numbers →

Sizes and the price come from our listing database and the developer's brochure. The project has a single villa type. When you reserve, we confirm the current price and which plots are still free.

The numbers for this property

Zamaya yield: gross and net

The developer does not show returns in its sales materials. We model Rp 2.7 million a night for a two-bedroom pool villa in inland Canggu, with management, tax, wear and upkeep deducted.

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

18%Management company10%Tax12%Wear and upkeep 60%Left for the owner

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
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
60%cautious	Rp 581 million	Rp 233 million	Rp 349 million	7.3%	13.7 years
70%base	Rp 678 million	Rp 271 million	Rp 407 million	8.5%	11.7 years
80%strong	Rp 775 million	Rp 310 million	Rp 465 million	9.7%	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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

Ownership is a 25-year leasehold with a further 25-year extension, per the developer. The paperwork starts with an MOU and a 30% first payment, moves to a PPJB, and ends with the lease registered before a notary. The PBG application is under review. Only after construction ends can the villa get its SLF and a rental license.

Ownership and permits: Zamaya
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	25 + 25 yearsWe count the remaining term from handover, not from the purchase date, and write the extension terms into the contract.
Zoning	Residential, per listing dataAn RDTR extract settles it. Nightly rentals need a tourism zone or a separate confirmation.
Building approval (PBG)	Application 510306-14102025-019, under reviewWe ask for the extract of the issued approval before the deposit.
Developer	Elysium Group Bali, legal entity to confirmWe check the legal entity and the buildings the developer has delivered.
Certificate of occupancy (SLF)	After constructionNo SLF means no rental license, so we link each payment to a finished stage rather than a date.
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	Furnished, handover March 2027The furniture and appliance specification 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

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Zamaya?

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

Terms

Zamaya payment schedule

ReservationYou sign an MOU and pay 30% up front, per the developer's materials.
Construction stagesFurther installments follow the build; we confirm the split for your villa.
HandoverThe final payment goes against the document pack and the inspection.

The developer's materials don't settle the full schedule. The 30% first payment is clear. After that, one document asks for 30% once the shell is up, another for installments of 15 + 15 + 10. We reconcile them and fix the result in the PPJB.

Location

Location: Tibubeneng · Canggu

North Canggu trades the beach scene for rice fields, quiet streets and floor space that costs roughly twice as much near the coast. The downside is a 12–15 minute scooter ride to the beach and the seafront cafés.

Zamaya: the row of villas seen from the rice fields — 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

Buyers pick inland Canggu to get a house with a plot and a pool for the price of a beachside apartment. They pay for it with a daily ride to the ocean.

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

What does Rise Real Bali charge when I buy at Zamaya?

Nothing. Our commission comes from the developer, and the list price stays as it is. Our pre-deposit document review costs you nothing either. At Zamaya we verify the 25 + 25 year lease and its extension terms, the zoning through an RDTR extract and the building approval. The application has a number, and we request the extract for the issued permit before you pay a deposit.

Can I buy a Zamaya villa without flying to Bali?

Yes. You watch the site on Zoom, and a notary signs for you under a power of attorney, while we handle acceptance on the ground. The project is at the foundation stage, and the developer targets handover in March 2027. We request an installment schedule for your villa and tie each payment to a construction stage. The last one goes out against the document pack.

Where do the yield numbers come from?

Our starting point is AirROI's nightly rate for Canggu, corrected for the type: a two-bedroom villa with its own pool, 4.7 km from the beach, rents below villas near Batu Bolong. Occupancy follows the professionally managed segment. Costs come to 40% of revenue in the model, and the output is our estimate, not guaranteed income.

What does the Rp 4.78 bn price include?

A 127 m² villa on a 149 m² plot with a private pool, a rooftop patio with a sundeck, and furniture: kitchen, appliances and furnishings to the developer's specification. We attach that specification to the contract. Transaction taxes, the notary and the lease extension sit outside the price, and we calculate them separately before the deposit.

Can I rent a Zamaya villa out nightly?

Not until the paperwork exists. A nightly rental needs a valid license (NIB), and the regency grants that only after the certificate of occupancy (SLF). Our listing database puts this land in a residential zone, so we check it with an RDTR extract before the deposit. Until a license exists, we calculate income from long-term rental, not nightly stays.

Units in this project