A well-positioned Berawa villa runs at around 75% annual occupancy, with net yields far above what rental property typically delivers in most Western markets. But between the PT PMA framework, land prices climbing 10 to 15% per year and architectural choices that directly drive your nightly rate, putting a project together from abroad takes a precise method. In this guide, I walk you through the real prices of a villa in Berawa in 2026, the net yield recorded on the villas we manage, the legal framework that applies to foreigners (leasehold or PT PMA), the architectural standards guests now expect and the complete process to buy or build in this micro-area.
À retenir
- A 3-bedroom villa in Berawa can be built for an all-in budget starting at 290.000 € turnkey, leasehold land included depending on the configuration.
- The net yield recorded on the Berawa villas we manage reaches 10 to 13% per year, with an occupancy rate of around 75%.
- Entry ticket possible from 25.000 € through Balimmo shared investment, or a solo project accessible from 169.000 € on a smaller footprint.
Contents (6 chapters)
- 01Why is Berawa attracting so many investors in 2026?
- 02How much does a villa in Berawa cost in 2026?
- 03What net rental yield can you expect in Berawa?
- 04How does a foreigner legally buy a villa in Berawa?
- 05What architectural standards for a Berawa villa in 2026?
- 06How do you actually launch a villa project in Berawa?
Why is Berawa attracting so many investors in 2026?
Berawa concentrates the densest rental demand on Bali's west coast thanks to its position between Canggu and Seminyak. Direct beach access, 15 minutes from the airport, major beach clubs (Finns, Atlas), international schools and coworking spaces: the area captures a premium Australian and European clientele with high purchasing power, and a smoothed-out seasonality.
In 2025, Bali recorded 6,948,754 foreign arrivals (+9.72% vs 2024), according to BPS Bali. Australians account for 23.44% of those flows, or 1.63 million visitors: exactly the profile that books in Berawa.
How much does a villa in Berawa cost in 2026?
Land in Berawa is appreciating by 10 to 15% per year in prime locations (Bamboo Routes, 2025). A turnkey 3-bedroom villa starts at 290.000 € with Balimmo, and climbs to 500.000 € for high-end configurations with freehold land or an exceptional plot.
In practice, the budget for a 3-bedroom villa of 200 sqm with a pool breaks down as follows:
- 30-year leasehold land in Berawa: 1.000 € to 1.500 €/sqm
- Turnkey construction: 600 € to 900 €/sqm depending on finishes
- Furniture and interior styling: 8 to 12% of the construction budget
- Legal costs (PT PMA, PPAT notary, PBG permit): ~5.000 € to 10.000 €
What net rental yield can you expect in Berawa?
A well-positioned 3-bedroom villa in Berawa generates 60.000 € to 80.000 € in gross annual revenue, for a net yield of 10 to 13% after management, running costs and Indonesian taxes. The target occupancy rate is around 75% over the year, smoothed by the dual clientele of holidaymakers plus digital nomads staying 1 to 3 months (WBS Global, 2025).
In most large Western cities, a rental apartment rarely delivers more than a low single-digit gross yield. In Berawa, the risk/return ratio changes order of magnitude, provided your rental management keeps up with platform standards.
To compare the area with its immediate neighbours, the article Canggu Villa details the yield gaps micro-area by micro-area.
How does a foreigner legally buy a villa in Berawa?
Two legal routes are open to a foreign investor: the leasehold (Hak Sewa) for personal or semi-rental use, or the PT PMA (foreign-owned company) to operate short-term rentals. In 2025, France ranked as Bali's 6th source market with 279,120 arrivals (BPS Bali, 2026), one more sign of how established the island has become with international buyers.
The process unfolds in 4 clear steps:
- Selecting the PPAT notary and land due diligence (zoning, certificate, easements): 2 to 4 weeks
- Setting up the PT PMA (BKPM, NIB, OSS): ~1 month, fees ~2.000 €
- Signing the authentic leasehold deed or HGB acquisition
- Filing the PBG permit (formerly IMB): 1 to 2 months
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What architectural standards for a Berawa villa in 2026?
The Berawa villa stock is moving upmarket fast. Prices in Canggu, Seminyak and Berawa rose by 10 to 20% per year in 2025 (Bamboo Routes, 2025), driven by finishing standards that now approach boutique 5-star level.
A high-performing Berawa villa ticks several boxes in 2026:
- Tropical-modern architecture with open volumes and large sliding glass doors
- Private pool of 8 to 12 metres, ideally an infinity edge
- Noble local materials: teak, Java stone, structural bamboo
- Full-house air conditioning, home automation, rooftop or panoramic terrace
- Fitted open kitchen, suites with semi-outdoor bathrooms
How do you actually launch a villa project in Berawa?
A villa project in Berawa runs over 18 to 22 months between signing for the land and the first paid night. It is a long but predictable cycle, provided you run the steps in parallel rather than one after the other.
The typical timeline for a turnkey 3-bedroom villa is structured as follows:
- Land sourcing and due diligence: 4 to 8 weeks
- PT PMA setup and notary work: ~1 month in parallel
- Architectural design and PBG permit: 2 to 3 months
- Construction: 13 months
- Furnishing and handover to rental management: 1 month
For investors who do not want to carry the full capital, shared investment opens access to Berawa from 25.000 €, on an asset already secured legally and technically.
Frequently asked questions
Two entry points depending on your profile. As a solo turnkey project, the budget starts around 290.000 € for a standard 3-bedroom villa and climbs to 500.000 € on a premium freehold configuration. Through pooled investment, the ticket drops to 25.000 € on a project already secured. Details on shared investment.
Yes, leasehold has been governed by the Indonesian Agrarian Law since 1960 and is formalised through an authentic deed signed before a PPAT notary. The lease is renewable, enforceable against third parties and recorded in the land registry. Security comes from due diligence (zoning, SHM certificate, absence of easements) and a contract drafted in Bahasa Indonesia with a certified translation. The full method is in our legal management.
Integrated management covers channel management (Airbnb, Booking, Vrbo), 24/7 concierge service, housekeeping, technical maintenance, PT PMA accounting and monthly reporting. Our team of 50 people in Kerobokan absorbs the entire day-to-day operation. Target occupancy rate: around 75% on Berawa villas. See the details on our rental management.
The PT PMA benefits from a favourable regime for the first 3 years: 0.5% of turnover, then 11% on net profit beyond that. Indonesia has double-taxation treaties with most Western countries, including France, the UK and Australia, so the same income is not taxed twice. Dividends repatriated to your home country are then taxed under local rules (in France, for example, a flat tax of around 30%). Our free ebook details the full tax structure.
Berawa offers the most mature infrastructure and the most stable recorded yield (around 75% occupancy). Pererenan targets longer-term capital appreciation with land still 30% cheaper but infrastructure under construction. Batu Bolong sits between the two. Full comparison in our article Investing in Pererenan.
Conclusion
In 2026, Berawa combines mature rental demand, net yields of 10 to 13% per year and a legal framework you can master through a notarised leasehold or a PT PMA. Land is appreciating by 10 to 15% per year, which adds capital gain on top of the running yield.
A solo project starts from 290.000 € for a turnkey 3-bedroom, with an 18 to 22 month cycle between signing and the first booking. For investors who want to enter the area without carrying the full capital, shared investment at 25.000 € opens a door onto an asset already secured.
One concrete question remains: at 290.000 € for a full project or 25.000 € through shared investment, which entry point actually matches your wealth strategy?
