2BR Apartment in Berawa

Start with the lease runway, not the catalogue label

A 24-year lease is a finite asset. It may suit a buyer whose intended holding period, personal use and exit plan fit comfortably inside that window, but it should not be compared with a longer lease on headline price alone. Ask an independent Indonesian notary or property lawyer to reconcile the land certificate, the lessor’s authority, the exact start and end dates, assignment rights, subletting rights, inheritance provisions and dispute process. Our guide to Hak Sewa and Bali leasehold explains the questions, but the executed deed controls the transaction.

The remaining term also affects resale logic. Model several exit dates and show the lease years left at each one. If an extension matters to the plan, require a written formula, notice window, valuation method and authorised counterpart; do not price a future extension as though it were already secured. The yellow-zone label in the record is not, by itself, proof of a particular rental activity or licence.

Inspect the two-storey format as a home, not a floor-plan image

The current unit passport records two bedrooms, two bathrooms, 123 m² of built space and a 110 m² plot, with dedicated parking. On site, confirm which measurements are internal, covered or external and compare them with the annexed plan. Walk the stairs with luggage, test privacy between bedrooms, check ventilation and natural light, and locate equipment that will need regular maintenance. Because the compound is completed, buyers can also inspect drainage after rain, water pressure, air-conditioning, electrical load, internet quality and signs of salt or humidity exposure.

The project record lists a swimming pool, garden, parking, housekeeping and concierge. Treat each as a contract question: is it private or communal, who maintains it, what hours or response standards apply, and how are costs allocated? Request the current inventory, house rules, maintenance history and service-fee budget. This is more useful than duplicating the gallery or unit selector already shown on the card. Buyers comparing other Berawa villas or Berawa apartments can use the same checklist.

Location: verify Jalan Tegal Sari in Berawa block by block

The recorded address is Jalan Tegal Sari, Tibubeneng, North Kuta, Badung, Bali 80361, at coordinates -8.662166, 115.1405786. The nearby list places Sedasa Lodge & Cafe 60 m away, Mama Bali Rooftop & Restaurant at 70 m, KOI Japanese Restaurant at 90 m and SIMPLE MART at 250 m. CrossFit Canggu, LEVEL UP GYM and Fortitude Bali are each recorded at 250 m. For families, Alam Atelier Preschool Bali is 420 m and International Community School 430 m away.

Perancak Beach is recorded at 540 m and Pantai Berawa at 590 m. Those numbers describe proximity, not guaranteed walking time. Check pavement, crossings, lighting, drainage and noise on the actual route. The project also records Finns Recreation Club at 700 m, Canggu St. Supermarket at 950 m and Montessori School at 1 km. A morning school run, evening return and weekend beach trip reveal more about the address than a single midday visit. The broader Berawa property collection helps compare the same micro-location across formats.

Match operation, costs and exit to the intended use

A completed property allows stronger due diligence than an off-plan purchase, but it does not remove operating risk. For personal use, test privacy, storage, parking and noise. For rental use, obtain evidence of the lawful operating structure, current management agreement, booking-channel ownership, guest policies and itemised recurring costs. Rebuild any revenue case from verifiable statements rather than a promotional percentage.

Before committing, request the lease deed and land certificate, building approvals, tax records, service agreements, insurance, recent maintenance reports, meter readings and a signed inventory. Commission independent legal and technical reviews. The sensible next step is a live or video inspection that follows this checklist and compares the selected unit with its contract attachments.

Can a foreign buyer own this townhouse outright?

The recorded offer is leasehold, not direct freehold land ownership. The buyer’s rights depend on the deed and Indonesian law, so an independent local adviser should confirm the suitable structure.

Is a completed townhouse automatically ready for rental?

No. Physical completion does not establish licensing, tax compliance, management authority or permitted rental use. Verify each separately.

What matters most when comparing Berawa homes?

Compare remaining lease years, exact route access, usable layout, service obligations, recurring costs and the evidence supporting the intended use—not only headline size.

Anteya may represent properties discussed on this page. This material is general information, not legal, tax or investment advice; availability and transaction terms must be confirmed before commitment.