Studio in Berawa

Match the selected unit to one signed specification

Start with the unit number, floor, orientation, internal area and any balcony or service area. Ask the seller to mark the exact unit on the approved building plans. The contract specification should identify finishes, sanitaryware, kitchen equipment, air conditioning, windows, doors, lighting, smart controls and furniture. A general presentation cannot resolve what belongs to one apartment.

The two current records illustrate why this matters. Both are listed as one-bedroom homes, but their areas and payment fields differ. Do not combine details across them or assume the larger unit has the same fit-out as the smaller one.

Request a schedule of inclusions with brands or measurable standards. If smart lighting, climate control, curtains or locks influence the decision, require model numbers, offline operation, warranties, data access and replacement responsibility in the signed documents.

Convert construction payments into inspection rights

The project is recorded as under construction. Before any instalment, obtain the current programme, dated site photographs, contractor identity, permits, approved drawings and a definition of each payment milestone. A percentage or calendar date is not enough; the trigger should describe work that an independent surveyor can verify.

The agreement should cover notice before inspections, permitted substitutions, delay remedies, defects, final retention, handover documents and refund or termination rights. At handover, test water pressure, hot water, drainage, electricity, ventilation, air conditioning, lifts if applicable, fire systems, access control and acoustic separation. Common areas and rooftop equipment need their own commissioning evidence.

Location: walk the real Berawa route

The recorded address is Jalan Pemelisan Agung in Tibubeneng, North Kuta, within Berawa. Mapped references place Canggu Juice Bar and warung Barokah madura Ibu hajah about 30 m away, Dapur Delish and WARUNG OSING 2 about 50 m away, Sekolah Dasar Negeri 2 Tibubeneng and Rejuvo Life IV Drip around 120 m away, and Gema Muaythai Gym roughly 260 m away. Toko KN Berawa is recorded at about 310 m and Alfamart Pantai Berawa Utara 2 at around 390 m.

These exact points help identify the neighbourhood, but they do not prove a beach journey time. Walk the route to Berawa Beach and Atlas Beach Club at the hours you expect to use it. Check pavements, road crossings, drainage, lighting, traffic, noise and the final public entrance. Repeat the trip in the evening and after rain.

Compare the address with other apartments in Berawa and the wider Berawa property selection. Use comparable construction stage, remaining lease, area definition, parking and shared-facility charges.

Read leasehold and extension as separate rights

The project is recorded as leasehold and marketing material refers to an extension. Ask an independent Indonesian lawyer to verify the land right, landowner, contracting parties, exact commencement and expiry dates, transfer provisions and remaining term on the expected handover date. Construction time can consume part of a lease if the start date precedes completion.

An extension is not existing lease time. Its clause should state who can exercise it, the notice period, the price or valuation method, taxes, landowner cooperation and remedies for non-performance. Anteya’s guide to leasehold and freehold in Bali explains the framework; the executed unit documents determine the actual right.

Build an operating budget before a rental forecast

The project record lists parking, while the presentation depicts a rooftop pool, security and a management service. Confirm which facilities are included in the approved design and sale contract, whether they will be completed with the apartment, and how owners share their costs. Request the service-charge budget, reserve policy, insurance, house rules and responsibility for major repairs.

If management is optional or mandatory, obtain the agreement. Review commission, exclusivity, booking channels, owner-use restrictions, furnishing standards, reporting, payout timing and termination. Model utilities, cleaning, maintenance, security, insurance, taxes, platform fees, vacancy and furniture replacement. Do not use promotional occupancy or return percentages as substitutes for evidenced inputs.

Is the apartment within walking distance of Berawa Beach?

The address is in Berawa, but walking time must be tested on the actual public route. Traffic, crossings, drainage and the usable beach entrance matter more than a straight-line distance.

Which apartment area should the buyer rely on?

Use the area definition and drawing attached to the selected unit’s contract. Confirm whether walls, balcony and shared space are included before comparing price per square metre.

What should happen before the final payment?

An independent inspection, commissioning evidence, a complete inventory, a defects list, the legal transfer file and a clear handover protocol should be ready before the final balance is released.

Anteya represents property buyers and may receive a commission when a transaction completes. Project terms and construction status can change; obtain current documents and independent legal, tax and technical advice before committing.