Kaiangan de Magi

The practical question in October 2026 is not which new-build unit to reserve. Devata Property's original project page carries a SOLD label, yet brokerage portals display a three-bedroom Kaiangan de Magi property offered for resale. Both pieces of information can be true: an initial developer or agency campaign may have ended while an individual owner puts a home back on the market. The listings do not establish that the property remains available today, and they do not show whether any of the other eight homes can be bought.

This is a Cemagi address, not a villa in central Canggu. The location given for the property is Jl. Pratu Rai Madra, Banjar Mengening, No. 888, Cemagi, Mengwi, Badung, Bali. Local directory information and advertising records point to the same address. Some listings add Canggu to make the wider area recognisable, but that should not obscure the actual village location. Buyers considering permanent residence will care about the road immediately outside the property, access for deliveries and everyday journeys much more than the broad destination label.

The project has repeatedly been advertised as approximately 200 metres from Cemagi Beach. That is a useful indication of its coastal setting, not a survey of the walking route or an assurance that the nearest stretch of shoreline will suit swimming. The exact route from the unit, access points and conditions on the beach have not been independently measured. Being near the ocean is likely to be central to the lifestyle appeal, although it also makes questions about salt exposure, water management and maintenance worth more attention than they might receive inland.

The smaller original layout pairs two bedrooms and two bathrooms with 108 square metres of advertised building area. Plot sizes were given as 126–141 square metres. The sales description also includes a pool, living room, kitchen and car parking. This is a manageable configuration for a couple, a small family or guests who expect to spend time outside the house, but the site area should not be mistaken for indoor living space. The pool and external areas occupy part of that plot, and the actual usable interior area has not been published separately.

For the three-bedroom product, the archived agency specification gives a building area of 170–180 square metres and land parcels of 161–200 square metres, with three bathrooms. The same core features—private pool, living area, kitchen and parking—are listed. A third bedroom improves flexibility for family use or hosting visitors, but it is not automatically a superior investment. It also means a larger property to clean, furnish and maintain. No reliable estate-wide operating budget or actual rental performance has been made available for these homes.

Care is needed with anything described as included. The original listing carried a promotional package covering kitchen appliances, fitted elements, televisions, air-conditioning and a water heater. That offer appears alongside an old sales promotion and should not be treated as the current resale inventory. A villa offered semi-furnished is a different proposition from a fully equipped new home, even if promotional photographs or descriptions remain online. What changes hands must be established through the actual asset inventory and sale documents, not a historic bundle.

The current resale trail is more specific, although also less consistent. A three-bedroom house is advertised on a 175-square-metre plot with 185 square metres of building area and four bathrooms. A page has carried an asking price of IDR 4.75 billion, while other placements of apparently the same listing show IDR 4.85 billion. The wording and address overlap closely. These should not be counted as evidence of two separate resale opportunities, and the lower figure is a listing reference rather than a confirmed offer from an authorised owner.

Those resale measurements also differ from the original three-bedroom configuration: the sales material described 170–180 square metres of building area and three bathrooms, not 185 square metres and four. There may have been alterations after handover, a different counting convention or simply an inaccurate advertisement. No as-built drawings or registration document was available to settle that question. Anyone comparing asking prices with other homes in Cemagi would be misled if these figures were silently combined into one supposedly verified specification.

The source of the property matters almost as much as the property itself. Devata Property describes its business as a real-estate agency and lists Kaiangan de Magi in its catalogue. The Kaia-Property appears as an advertiser of the resale house. Neither role establishes the original construction company or the legal entity responsible for developing the nine-unit compound. A third-party directory places the project name in a developer category, but the label is not supporting corporate evidence. For a resale transaction, the identity and title of the present owner will be decisive.

The advertised land-right description is SHM, referring to Hak Milik title. No certificate, registered owner details or supporting chain of title was publicly available for the specific house. That question cannot be reduced to a marketing label for an international buyer. Indonesian rules do not allow a foreign individual simply to acquire Hak Milik land title in their own name. Lawful residential arrangements may involve other legal rights, including Hak Pakai (a form of land-use right) in circumstances that meet the applicable rules, but no specific foreign-buyer structure has been documented for this project.

A buyer interested in holiday letting has another layer of unanswered questions. No project-specific building approval, functional fitness certificate or zoning confirmation was located in the reviewed material. In Indonesia, PBG relates to building approval and SLF concerns whether a building is fit for use. A completed-looking home, a sale listing and an estate described as sold are not documentary substitutes. Nor does proximity to the beach establish permission to operate paid short stays. The intended use and the permitted use must be assessed for the actual parcel and business arrangement.

The cost picture is also incomplete. The original two-bedroom starting figure was IDR 2.85 billion, and the original three-bedroom figure began at IDR 4.297 billion. Both belong to the concluded sales presentation, not an open developer price list. A modern resale price needs to be considered with the applicable transfer costs, any agent fee, title-related expenses and the property's present condition. No current payment plan, borrowing offer, service charge or operating-cost schedule has been verified, so none can be treated as part of the purchase terms.

What makes Kaiangan de Magi interesting is relatively straightforward: a small-scale private villa setting with a pool, a recognisable address and a coastal position outside the busiest Canggu streets. The uncertainties are equally concrete: who originally developed the homes, what the current resale owner legally holds, whether the reported layout matches the registered and built reality, and what permissions apply to the buyer's intended use. It could suit a purchase driven by enjoyment of the home itself. It is not yet a documented turnkey rental investment or a straightforward direct-land-title purchase for a foreign individual.