ENESRU
PAZ Villas exterior, North Canggu
Phase 1 · Built · Not Off-Plan
North Canggu, Bali

PAZ Villas

Two-bedroom private pool villas on a 30-year leasehold. Priced from the floor of what the market will bear — not the ceiling of what it might.

$149,000
Semi-furnished · ≈ Rp 2.53 bn
138 m²
Built area
30 yrs
Leasehold
9%+
Projected net ROI
2
Bedrooms
2
Bathrooms
1
Private pool
1
Rooftop BBQ
116 m²
Land per unit
138 m²
Built area
The Investment Thesis

We price to the floor, not the ceiling.

Most projects in a hot location sell you the best case: peak daily rates, high-season occupancy, a headline ROI that assumes everything goes right. If the area saturates — and in Bali it usually does within a few years — that gap between what you paid and what the villa actually returns only widens.

PAZ Villas is priced on a conservative basis instead. Our 9% projection is built on monthly rental rates — the floor of the market, not the ceiling — and informed by our pilot villa, which has held strong occupancy on mostly monthly rentals while the rest of the complex was still under construction.

The finished, private, landscaped complex is the upside. The floor is what you can already count on.
Basis for ROIMonthly rentals, not daily
Pilot villa performanceStrong occupancy, mostly monthly
Conditions during pilotActive construction on-site
Entry price vs. areaAmong the lowest in the area
Construction statusPhase 1 built · not off-plan
Construction standardEuropean protocols throughout
Pricing

Priced from $149,000

Semi-furnished, land lease included
$149,000 USD · ≈ Rp 2.53 bn
  • Turnkey / fully furnished+$14,000 USD (≈ Rp 237 mn)
  • Land lease term30 years
  • Land size116 m²
  • Floor area138 m²
  • Notary fee1% — covered by developer
Phase 1 — built, not off-plan

Why this matters

Most buyers in Bali have been burned, or know someone who has, by off-plan projects that slipped or never delivered. Phase 1 of PAZ Villas is built: Villa 1 is complete and operating, and the remaining Phase 1 villas are in their final stage. You are buying something you can walk through, not a promise.

The price has not moved in some time. For this level of material quality — countertops engineered to resist heat and staining, sealed window systems, considered tile work — it is priced closer to off-plan than to finished-product rates.

Rental Returns

One villa, three ways to rent it

Our 9% projection is built on the monthly model, the middle column. Annual contracts are the most conservative case. Daily rentals are the potential, not the basis of our numbers.

Most conservative

Annual rental

8.1%
Net annual return
Occupancy 90% · one-year contract
Net income / year
$13,272
Net income / month
$1,106
Net margin
100%
$14,747 / year · Rp 250,000,000
Full year paid in advance. No maintenance and no staff needed.
Our basis

Monthly rental

9.1–10.9%
Net annual return
Central case 9.7% at 80% occupancy
Net income / year
$14,865–$17,838
Net income / month
$1,239–$1,486
Net margin
80%
$2,065 / month · Rp 35,000,000
Occupancy range considered: 75–90%.
Potential

Daily rental

10.8–13.0%
Net annual return
Central case 11.6% at 80% occupancy
Net income / year
$17,644–$21,172
Net income / month
$1,470–$1,764
Net margin
65%
$99.16 / night · Rp 1,681,000
Occupancy range considered: 75–90%. Not the basis of our projection.

Net annual return, at a glance

Bar: range across 75–90% occupancy · dot: central case. Annual rental is shown at 90% occupancy.
AnnualConservative
8.1%
MonthlyOur basis
9.7%
DailyPotential
11.6%
0%2%4%6%8%10%12%14%

Returns are calculated on $163,000 — the fully furnished price ($149,000 semi-furnished + $14,000 furnishing) — using an exchange rate of Rp 16,953 = US$1. Projections are estimates from the PAZ Villas income model and are not a guarantee of returns. Rupiah figures are approximate: contracts are written in Indonesian rupiah (IDR) at the exchange rate on the day of signing.

Payment

Phase 1 is paid in full, in three steps

Phase 1 villas are built or in their final stage, so there is no instalment schedule. The process is short and runs through the notary.

  1. 10% deposit and signingThe deposit is paid and the MOU is signed at the notary to reserve the villa.
  2. Due diligenceThe notary completes the legal due diligence on the villa and the land lease.
  3. Remaining 90%, paid in fullOnce due diligence is completed, the balance is paid and the leasehold transfer is notarized.

What's included

  • 1% notary fee — extra, covered by developer
  • Building permit (SLF, PBG)
  • Notarized leasehold transfer, full due diligence
  • 12-month building warranty
  • Guaranteed price — no hidden fees or unscheduled charges
  • Fully managed rentals available on request
Phase 2 (off-plan): payment plans linked to construction milestones are available for off-plan units.
Great Location

North of Canggu — a hub, not a bubble

Guests who want to explore Bali specifically look outside the central Canggu bubble. This location serves the whole island, not one neighbourhood's audience.

  • Under 5 minutes to Babakan-Canggu
  • Under 10 minutes to Raya Canggu & Wanderlust Crossfit
  • 12 minutes to the beach
  • Quiet, residential, low-traffic area
Map showing PAZ Villas location north of Canggu
Plans

Plans & availability

PAZ Villas ground floor plan
Ground Floor Plan — 2 bedrooms
PAZ Villas rooftop plan
Rooftop Plan — lounge & BBQ
PAZ Villas availability plan
Master Plan — Availability
Next steps

Viewings and the full pack

Viewings, the due diligence report, partnership terms and the full pricing sheet are arranged through the agent who sent you this page.