For Sale · Berawa, Bali

Villa
Puri Angsa

Freehold 3,650 sqm · No Expiry
10+ Heritage Structures
USD 3M Asking Price
Berawa Canggu, Bali
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The Property

A serene green oasis in the heart of Berawa

Puri Angsa is unlike anything on the market today. A privately curated compound of 10 antique structures set across 3,650 sqm of freehold land — offering the tranquility of a jungle retreat just minutes from Berawa's best beaches, schools, and restaurants. Over 100 curated pieces of Indonesian art, appraised at over USD 600,000, are included.

At a Glance

3,650
Sqm Freehold Land
700+
Sqm Living Space
10
Antique Structures
4
Bedrooms Total
111
Sqm Pool
$77
USD Per Sqft
The Grand Entrance The Grand Entrance

See Puri Angsa Come Alive

A visual journey through the compound

Property Layout

The Compound

3,650 sqm of thoughtfully arranged land — seven distinct structures connected by pathways, gardens, and a 111 sqm swimming pool at the heart of it all.

Puri Angsa Property Layout — Updated Floor Plan
AGarage
BEntrance
CZen Hut20 sqm
DShrine
EMain House228 sqm
FKitchen26 sqm
GKing Room214 sqm
HCourtyard
ISwimming Pool111 sqm
JPool Deck
KJava House71 sqm
LSumatera House14 sqm
3,650Land sqm
700+Built sqm
7Structures
111Pool sqm

Seven historical
Indonesian structures

Each building is a piece of living heritage — sourced, transported, and thoughtfully placed across the compound.

01
Main House
228 SQM
The centrepiece of the compound — a grand two-hundred-year-old Sumatran structure filled with a treasure trove of Indonesian artifacts and curated art.
02
King Room
214 SQM
A standalone residence with dramatic canopied beds, soaring teak ceilings, and direct pool views — an extraordinary master suite experience.
03
Java House
71 SQM
A traditional Javanese pavilion positioned on the eastern edge of the property, ideal as a guest suite or private retreat space.
04
Sumatera House
14 SQM
An intimate Sumatran structure, authentically preserved and rich in centuries-old character and craftsmanship.
05
Zen Hut
20 SQM
A meditative open-air pavilion perfect for yoga, wellness programming, or a quiet morning ritual by the gardens.
06
Kitchen & Courtyard
26 SQM + Open
A fully equipped kitchen and open courtyard that bridges the main house with the pool deck — the social heart of the estate.
King Room interior
Puri Angsa at night

The Investment Case

Priced at land value.
The buildings are free.

At USD $77 per square foot of freehold land in Berawa, Puri Angsa is priced below comparable empty plots in the area. The 7 Traditional Historical Indonesian Wooden Buildings — with over 700 sqm of living space, a 111 sqm pool, and 150 sqm ironwood deck — come at no additional cost. Over 100 appraised artworks (valued at USD 600K+) are also included.

  • Freehold title — one of the most sought-after ownership structures in Bali
  • 4-meter-wide perpetual easement ensures guaranteed road access
  • Traditional historical wooden structures are fast and cost-effective to repurpose or clear (<USD 50K)
  • Ideal site for boutique hotel, wellness retreat, or high-end development
  • Walking distance to Finns, Atlas, and Berawa Beach — Canggu's prime corridor
  • Less than 1hr drive from Ngurah Rai International Airport

Valuation Breakdown

Land Estimated Value
3,650 sqm Freehold
IDR 46B
Structures Estimated Value
10 Antique Structures + Pool + Deck
IDR 12.5B
Combined Estimated Value
Land + All Structures
IDR 58.5B
Asking Price
Puri Angsa — Freehold
USD 3M

The Opportunity

Why Berawa,
Why Now

Bali is in the middle of a structural tourism boom — and Berawa sits at the epicentre of it. The window to acquire a freehold compound of this scale, at this price, in this location, is closing fast.

01
Bali Tourism at Record Highs
Bali welcomed over 6.3 million international visitors in 2024 — nearly back to pre-COVID peaks. New direct routes from China, India, and the Middle East are driving a new wave of high-spending visitors. Demand for authentic luxury accommodation far outstrips supply.
02
Berawa Land Values Rising Fast
Berawa and Canggu have seen land values appreciate 20–40% over the past three years. Smaller vacant plots in the area are already selling at significantly more than USD $77/sqft — the effective land rate here. New developments at this scale are increasingly rare.
03
Freehold Is Increasingly Rare
As Bali’s popularity grows, freehold land is being locked up. The ability to acquire 3,650 sqm of freehold land in one of Bali’s most active corridors — with infrastructure already in place — is a genuine rarity in today’s market.
04
Boutique Hotel Demand Surging
The global pivot towards experiential, design-led travel has created a shortage of authentic boutique properties in Bali. A compound like Puri Angsa — with its heritage structures and mature gardens — cannot be replicated at any price. Operators are actively seeking this asset class.
05
Infrastructure & Connectivity
Bali’s new international airport in Buleleng is under development and the island’s road and digital infrastructure continues to improve. Berawa is already served by fibre internet and sits within 15 minutes of the current Ngurah Rai Airport.
06
Priced for a Fast Sale
At IDR 49.5B (USD 3M), the asking price reflects land value only. Independent valuations place the land at IDR 46B and the structures at IDR 12.5B — a combined IDR 58.5B. The sellers are motivated and the pricing reflects that urgency.
6.3M+
Bali International Visitors 2024
20–40%
Berawa Land Appreciation (3 Yrs)
IDR 58.5B
Combined Independent Valuation
USD 3M
Asking Price — Motivated Sellers

Common Questions

Ownership FAQ

Answers to the most common questions from serious buyers

Yes — through several well-established legal structures. The most common for a property of this scale is a PT PMA (foreign-owned investment company), which can hold a Hak Guna Bangunan (HGB) title — the right to build and operate on land for up to 80 years. Alternatively, foreigners holding a valid KITAS or KITAP residency permit can hold a Hak Pakai (right to use) title personally. Both are fully legal and widely used by international investors across Bali.
Puri Angsa is held under Hak Milik (SHM) — Indonesia’s highest land title, equivalent to freehold. This means the land has no expiry date, no lessor to negotiate with, and no renewal risk. For a foreign buyer acquiring through a PT PMA, the company converts the title to HGB — but critically, you are buying from a freehold base, which is significantly stronger and more valuable than buying a pre-existing leasehold. Freehold land in Berawa is increasingly scarce.
A PT PMA (Perseroan Terbatas Penanaman Modal Asing) is a foreign-owned limited liability company registered in Indonesia. Setup typically takes 4–8 weeks and requires a minimum stated investment of IDR 10 billion (~USD 700K). Once established, the PT PMA can hold HGB title, employ staff, issue invoices, and operate commercially. A good Bali-based notary and corporate lawyer can manage the entire process — we are happy to make introductions.
The main costs beyond the purchase price: BPHTB (buyer’s acquisition tax) of 5% of the transaction value; seller’s income tax (PPh) of 2.5% paid by the seller; notary/PPAT fees of approximately 0.5–1% (negotiable on high-value transactions); and any title conversion costs. For a USD 3M transaction, total buyer-side fees are typically in the range of USD 150–175K. Your appointed notary will provide a precise breakdown before signing.
No — and we strongly advise against it. Nominee arrangements are illegal under Indonesian law and unenforceable in court. If a dispute arises, the registered owner (the nominee) has full legal claim to the property and the foreign investor has no recourse. The correct path — PT PMA or Hak Pakai — offers genuine legal security and is straightforward to execute with the right advisors.
A thorough process covers: title certificate verification with BPN (National Land Agency) to confirm the SHM is clean and free of encumbrances; zoning compliance check against the RDTR spatial plan for Berawa; building permit review (PBG and SLF); and verification of the perpetual easement access documentation. With an experienced notary, this typically takes 2–4 weeks. We maintain full documentation and can provide it to serious buyers under NDA.
Absolutely — and we strongly encourage it. Puri Angsa is one of those properties that photographs well but lives even better in person. The scale, the mature gardens, the quality of the antique structures, and the atmosphere need to be experienced. Contact us via WhatsApp or email to arrange a private viewing. We can accommodate short-notice visits for serious buyers.

Further questions around rental income history, development potential, operational details, and specific permit status are best addressed in a private consultation. We are happy to connect serious buyers with our trusted legal and property advisors in Bali.

Speak to Us Directly

Berawa, Canggu

Located in Bali's most thriving community

Walking distance to top schools, beach clubs, and restaurants

Schools & Recreation

  • Finns Recreational Club
  • CCS Bali International Pre School
  • Canggu Community School
  • Montessori School Bali

Beach Clubs

  • The Lawn
  • Secana Beachtown
  • Atlas
  • Finns VIP Beach Club
  • Potato Head
  • W Bali

Restaurants

  • Kong
  • Butterman
  • Milk & Madu
  • Riviera Bistro
  • L'Osteria
  • TYGR Sushi
Puri Angsa

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