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Berawa, Canggu — BaliOffplan · 30-year leasehold
Berawa Private Suite — 30-year leasehold pool villas in Berawa, Canggu, Bali
By Kaluna
Five private pool suites on 3.5 are in Berawa, Canggu, from a developer with 121+ units delivered across Bali over 15+ years. Fully furnished and Airbnb-ready, built to earn from the day you receive the keys.
4 of 5 suites remaining · Handover
Berawa Private Suite is a 5-unit offplan villa development in Berawa, Canggu, on the south-west coast of Bali, Indonesia, developed by Kaluna Development. It comprises three one-bedroom suites of 65 m² at $130,000 and two two-bedroom suites, one of which is sold, on a 3.5 are (350 m²) site zoned Orange Zone for tourism accommodation. Units are sold on a 30-year leasehold (Hak Sewa) available to foreign individuals in their own name, are PBG registered, and are estimated for handover in July 2027. Prices are fully furnished and inclusive of tax.
- Target yield
- 12%
- Leasehold
- 30 yr
- Private suites
- 5
- Entry price
- $130k
Why Bali
A market being reshaped by capital in motion
Global instability and the cost of living in markets like Australia are pushing serious capital toward Bali. What it finds here is a rare combination: political stability, a fully recovered tourism economy, and a lifestyle people will pay a premium to access — the conditions that sustain long-term growth in real estate and hospitality.
6.9M
International arrivals, 2025
Up from 1.5M in 2005
18 yrs
Best Island in Asia-Pacific
DestinAsian, consecutive
#1
Destination in the world
TripAdvisor, 2025
- #1 Best Destination in the World (2025)
- #1 Best Honeymoon Destination
- World's Favourite Bucket List Destination (2025)
- Most Beautiful Places in the World
- Best Island in Asia-Pacific
- 18 consecutive years
The Investment Case
Built to produce a 12% target yield
Berawa Private Suite is designed as a yield asset first. The one-bedroom model assumes 226 let nights a year (62% occupancy) at $150 a night; the two-bedroom assumes 234 nights (64%) at $195, because two-bedrooms take families and groups rather than only couples.
Income from day one
Delivered fully furnished and Airbnb-ready, inclusive of tax. No fit-out budget, no six-month gap between handover and first booking.
Legally rentable land
Orange Zone designation permits tourism accommodation. Short-term letting is a permitted use here — not a tolerated grey area as it is on residential-only land.
Capital tied to progress
Payments release against verified construction milestones — foundation, roof, handover — rather than calendar dates, so your exposure tracks physical progress.
Managed end to end
Aasha Management, Kaluna's in-house operator, handles listing, guests, housekeeping and maintenance. A genuinely passive holding if you want one.
Rental Projection
What it earns
Modelled on how comparable Kaluna villas in Berawa and Canggu actually perform. Every deduction is itemised — nothing hidden inside a single optimistic percentage.
- Avg. nightly rate
- $150
- Annual occupancy
- 62%(226 nights)
| Gross annual revenue | $34,000 |
|---|---|
| Management fee20% | −$6,800 |
| Platform & booking fees12% | −$4,080 |
| Utilities, staff & upkeep12% | −$4,080 |
| Rental tax10% | −$3,400 |
- Net annual income
- $15,640
- Capital payback
- 8.3 yrs
- Net yield on purchase price
- 12.0%
- Avg. nightly rate
- $195
- Annual occupancy
- 64%(234 nights)
| Gross annual revenue | $45,500 |
|---|---|
| Management fee20% | −$9,100 |
| Platform & booking fees12% | −$5,460 |
| Utilities, staff & upkeep12% | −$5,460 |
| Rental tax10% | −$4,550 |
- Net annual income
- $20,930
- Capital payback
- 8.0 yrs
- Net yield on purchase price
- 12.5%
Illustrative only. These figures are a projection, not a forecast, offer or guarantee of return. Actual performance varies with market conditions, occupancy and operating costs.
Payment Structure
You pay as it is built
Five releases tied to verified construction stages. Nothing is due on a date — it is due when the building reaches the milestone.
| Stage | 1 Bed | 2 Bed |
|---|---|---|
| 01Booking / Down payment10% of purchase price | $13,000 | $16,800 |
| 02Signature of deed25% of purchase price | $32,500 | $42,000 |
| 03Foundation complete25% of purchase price | $32,500 | $42,000 |
| 04Roof complete30% of purchase price | $39,000 | $50,400 |
| 05Handover10% of purchase price | $13,000 | $16,800 |
Prefer to spread it further?
Kaluna’s in-house plan extends instalments up to 5 years after handover — so the suite can be earning while you are still paying it down. Bank mortgage options are available from $1,270/month over 48 months.
See full payment terms→
One Bedroom Suite
$130,000
65 m² built · 52.5 m² land · fully furnished
Two Bedroom Suite
$168,000
80 m² built · 62.5 m² land · fully furnished
Why Berawa
The five-minute radius
Berawa sits between Canggu and Seminyak — close enough to everything, far enough from the traffic. Beach clubs, padel courts, the gym, the café everyone posts from: all of it inside a short ride. That density of demand is precisely what keeps a rental calendar full.
Getting Around
Everything within reach
- Berawa Beach6 min
- Canggu centre5 min
- Pererenan10 min
- Seminyak15 min
- Ngurah Rai Airport35 min
What’s around
All within a 5–8 minute ride
Atlas Beach Club
8 minBeach club
Power + Revive
5 minGym & recovery
Jungle Padel
5 minPadel courts
Nüde Bali
5 minCafé
Milk & Madu
5 minAll-day dining
Vault
5 minNightlife
The Shady Pig
5 minSpeakeasy
On your doorstep
The Residences
Two layouts. One standard.
Warm travertine, solid teak joinery and volumes that open straight onto water. Every suite carries a private pool, a full kitchen and a mezzanine sleeping level — compact by design, generous where it counts.
Availability
4 of 5 suites remaining
Five suites on 3.5 are. Unit 3 is being reconfigured from one bedroom to two in response to demand, so the mix is now three one-bedrooms and two two-bedrooms — one of which is already sold. There is no phase two, no additional release and no larger inventory behind this one. When these are allocated, the project is closed.
| Unit | Type | Built | Price | Status |
|---|---|---|---|---|
| 01 | 1 Bed | 65 m² | $130,000 | Available |
| 02 | 1 Bed | 65 m² | $130,000 | Available |
| 03 | 2 Bed | 78.5 m² | $168,000 | Available |
| 05 | 1 Bed | 65 m² | $130,000 | Available |
| 06 | 2 Bed | 80 m² | $168,000 | Sold |
Availability as of the release. Units are allocated on receipt of the 10% booking payment. Unit 3 has been reconfigured from one bedroom to two; it is 1.5 m² smaller than unit 6 and priced the same.
Check availability→Financing
Finance it through the developer
Most Bali offplan projects ask for the full amount before a wall goes up. Kaluna structures it the other way round — a small entry, payments tied to progress, and the option to keep paying long after the suite has started earning.
Cost of entry
$13,000
secures a one-bedroom suite — 10% of the $130,000 purchase price, fully furnished and inclusive of tax.
- 10%On bookingallocates your unit
- 80%Across constructiondeed, foundation, roof
- 10%At handoverkeys and rental listing
10%
To secure a suite
A single booking payment allocates your unit. Everything after it follows construction, not the calendar.
5 yrs
To pay after handover
Kaluna's in-house plan runs instalments up to five years past completion — so rental income can service the balance while you hold the asset.
Bank Guarantee Program
A bank-underwritten guarantee, giving your capital protection that sits outside the developer's own balance sheet.
48 mo
Mortgage term
Where a buyer qualifies, our banking partners offer 48-month terms from $1,270 a month.
Mortgage routes are arranged with Indonesia’s established banks. Terms are set by the lender and subject to qualification.
The Developer
Kaluna Development
Kaluna Development has delivered 121+ units across Bali over 15+ years, including Anjuna Palms and CANNA. Design, construction and operation are held in-house — Blueprint designs it, Kaluna builds it, Aasha Management operates it. Co-development partners include Ciputra and Anjuna.
15+
Years experience
121+
Units delivered
12%
Target net yield
30 yr
Structure guarantee
Co-development partners
In-house partners
Before You Ask
The questions that actually matter
Buying offplan in Indonesia raises legitimate questions about title, permits and risk. Here are direct answers to the ones we are asked most.
Can a foreigner legally own this?
Yes. Berawa Private Suite is sold as a 30-year leasehold (Hak Sewa), which foreign individuals may hold in their own name without a company structure. The lease is notarised by a licensed Indonesian notary (PPAT) and registered against the land title. Extension terms are set out in the lease agreement.
What does “Orange Zone” mean, and why does it matter?
Bali's spatial planning regulations designate land by colour. Orange Zone permits tourism and commercial accommodation use — meaning short-term rental of your suite is a permitted activity, not a grey area. Villas built on residential-only (yellow) land cannot legally operate as nightly rentals.
Is the building permit already in place?
Yes. The project is PBG registered (Persetujuan Bangunan Gedung — Indonesia's building approval that replaced the IMB). Construction is permitted and proceeding on approved drawings.
How is the 12% return calculated?
It is a target net annual yield on purchase price, based on Kaluna's operating history across comparable Berawa and Canggu villas. The projection shown on this page states the nightly rate and occupancy it assumes, and itemises every deduction — management, platform fees, operating costs and rental tax. It is a projection, not a contractual guarantee. We will share the full underlying model on request.
What happens if construction is delayed or the developer fails?
Kaluna is the only developer in Bali offering a Bank Guarantee Program, underwritten with our banking partners. Payments are released against verified construction milestones rather than dates, so your capital tracks physical progress. The structure carries a 30-year guarantee.
Is the suite ready to rent on handover?
Yes. Every price is fully furnished and Airbnb-ready, inclusive of tax. Aasha Management, Kaluna's in-house operator, can take over listing, guest management, housekeeping and maintenance so the asset is income-producing from day one.
Can I pay in instalments?
Yes — three ways. A milestone plan tied to construction (10 / 25 / 25 / 30 / 10), an in-house plan extending up to 5 years after handover, or a mortgage through our banking partners with a 48-month schedule. Full terms are in the price list.
Which currency do I pay in?
All payments are processed in Indonesian Rupiah. USD figures are indicative and convert at the prevailing rate on each payment date.
This page is marketing material and not an offer, prospectus or investment advice. Yield figures are projections, not guarantees. Take independent legal and tax advice before committing capital — we are glad to introduce you to notaries and advisors who work with foreign buyers in Bali.
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