10 photos

Villas · Berawa

Archestet Villas Villa in Berawa — 250 m² with Pool and 3 Bedrooms

Name: Archestet Villas Villa in Berawa — 250 m² with Pool and 3 Bedrooms
Brand: ARCHESTET
Price: 765900 USD

3 BR250 m² house220 m² landBerawa, North Kuta, Badung Regency, Bali

Part of the Archestet Villas complex →

Rp 13.71 B

Rp 54.8 M / m²

Price updated 9 July 2026

Developer contacts

Specs

Bedrooms

3 BR

House

250 m²

Land

220 m²

Completion

Completed

Leasehold

22 years

District

Berawa

To airport

10 km

Interior style

Modern minimalism

Description

Archestet Villas is located in the prestigious Berawa area of Bali and has a total area of 250 sq.m. The spacious layout includes three bedrooms, providing comfort for a family or a group of guests. Contemporary architecture and carefully considered details highlight the high standard of the property, while the privacy and quiet atmosphere of the complex create a peaceful living environment. Berawa is known for its developed infrastructure and proximity to beaches, restaurants, and international schools, making the location highly sought after for both permanent residence and rentals. The villa is suitable for investment due to stable rental demand in this segment, as well as for personal use, given its convenient location and construction quality. The property is priced at USD 765,900, with a lease term of 22 years. This ownership format ensures a transparent transaction and a long-term perspective. Archestet Villas is a choice for those who value privacy, contemporary style, and a prime location in Bali.

Pro access is under review

We will open yields and demand as soon as we check. Usually within a day. You will get a message in Telegram or by email.

For rental income - a strong option, but check the documents first.

SafetyOpen questions
ComfortConvenient
DemandIn demand
IncomeGood

What is good about it

Flat plot with road access
Above-average yield

What to check before the first payment

Building permit (PBG) - ask for a copy
Land lease and extension terms - with a notary

Is it safe?

No data on the building permit - ask the developer for the PBG.

Building permit: no dataWe do not know whether the project has a permit. Ask for a copy of the PBG before paying and check its number on simbg.pu.go.id.
Construction: house ready
Land lease: 22 years
Developer ARCHESTET: 1 of 2 projects completed
Elevation: Plot 24 m above sea level
Nature: earthquakes - medium risk; no risk: floods, landslides, tsunami, volcano
Access: road 10 m, paved, width 3 mNarrow road: trucks and guests’ cars may not get through.
Slope: flat, 4%

Hazards - InaRISK, roads - OpenStreetMap, slope and sea level - Copernicus

What to check before the first payment

Building permit (PBG) - ask for a copy
Land lease and extension terms - with a notary

Is it a good place to live?

Comfortable to live in, but can be noisy

About the district · Berawa

Canggu's premium pocket: high-end villas, beach clubs, corporate audience.

Berawa is the priciest and most developed Canggu sub-district: Finns Beach Club, Atlas Beach Fest, La Brisa and premium restaurants all concentrate here.

Premium rentalHNW touristsBeachfrontPure investment

All villas in Berawa

Esri, Maxar satellite · angled view

Sun and weather

244bright sunny days a year (365)

Jan928°22

Feb828°20

Mar1628°15

Apr2128°9

May2728°4

Jun2528°5

Jul2827°3

Aug3027°1

Sep2728°3

Oct2330°8

Nov1629°14

Dec1429°17

sunny daysrainy days° - daytime temperature

Air:good

Wind at the house

PropertyEsri, Maxar

April — October: the wind mostly blows from the east and south-east

85% of the time · average 4 m/s, light breeze

What it means: windows and terraces facing south-east get the breeze; the opposite side of the house is sheltered. The wind is light: you will still need air conditioning.

Copernicus ERA5-Land hourly data, 7 years. Imagery Esri.

Getting there

Airport: 43–47 min
Canggu: 6 min
Ubud: 65–72 min
Uluwatu: 79–93 min
Sanur: 50–56 min

Essentials nearby - straight-line, from Google Maps and OpenStreetMap

SchoolsClinics and pharmaciesShopsCafés and restaurants

International school: 450 m · Nook International Preschool | Bali
Beach: 1.7 km · Семиняк / Брава Бичфронт Ленд
Clinic: 200 m · Klinik Utama ALTHEA VITA - CANGGU · pharmacy 600 m
Grocery store: 550 m · MM CG52
Cafés: 19 within 500 m
Quiet: school 30 m away

Berawa Beach - 1.7 km

4.5· 3,137 Google reviews

Black volcanic sand, waves

Swimming: not recommended
With kids: with care
Surf: beginners
By the beach: 4 cafés, 14 restaurants, 7 bars, 2 beach clubs within 500 m
Promenade: no
Getting down: stairs

Where foreign tourists go

Will there be demand?

This complex already rents well on Booking. Booked about 86% of nights.

Similar places within 2 km: typically Rp 3.6 M per night, usually from Rp 2.9 M to Rp 5.3 M.

On Airbnb nearby: 12 similar places: typically Rp 6.6 M per night.

From one booked nightRp 4.2 Mof that, Rp 1.4 M is profit

In hand per monthRp 109.4 Mat 86% occupancy

At a loss belowRp 7.7 M a nightabove what rentals nearby charge now

How it is calculated: one night

One booked night

Guest paysThis complex’s current rate on BookingRp 11.2 M

Discounts and promosOn average guests pay 10% below the listed rate−Rp 1.1 M

Booking / Airbnb commission16%−Rp 1.6 M

Management company17%−Rp 1.7 M

Rental taxesHotel tax and income tax−Rp 1.6 M

Utilities, cleaning, repairs−Rp 1 M

You keepRp 4.2 M

Pays back the investmentYour profit on top

Approximate, at 86% occupancy. The investment of Rp 14.75 B (price, closing costs and furniture) is spread over 17.3 yrs of leasehold, after which the property returns to the landowner. Costs follow our model, see the calculator below.