BRAND NEW MODERN VILLA IN PADONAN

BRAND NEW MODERN VILLA IN PADONAN

Bali, Bali

$271k

Price

7.8%

ROI

3

Bedrooms

51%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 220 m²
Build: 160 m²
Est. Revenue: $45k/yr
Avg Nightly Rate: $244

Investment Analysis

This brand new 3 bedroom villa is located in a quiet and tranquil area of Padonan, Canggu. It is built on 2.2 Are of land with a building size of 160 sqm. A short stroll will take you to Canggu’s best cafes and restaurants, and just minutes away from Berawa & Echo Beach. The villa has been built and designed in a modern industrial style. The upper level of this villa consists of 2 bedrooms (each with an en-suite bathroom, 1 with a bathtub) with gorgeous ricefield views. The lower level consists of a spacious open-plan living and dining area along with a well-equipped kitchen opening up to the pool and garden spaces with amazing views of ricefields. It offers high ceilings to create a lush airflow in all the indoor spaces. There’s also a common parking area that fits cars and motorbikes. This will be excellent for everyone who is looking for a villa located in a peaceful area with easy access to most areas of Canggu.

Propertia
Bali / Padonan

BRAND NEW MODERN VILLA IN PADONAN

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
160 m²
Land Plot
220 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C+ investment — short-term rental yields 11.5% net return annually.

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The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$285 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.5%
$2,601/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$244/night
50% ($122)Brixfox estimate($244/night)200% ($487)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$31,217
Airbnb data$244/night · 51% occupancy
Rental income
$244/night · 51% occ.
$45,273
Running costs (20%)
Utilities, cleaning, maintenance
-$9,055
Income tax (10%)
Indonesian rental income tax
-$4,527
Property tax
Annual property tax
-$474
Net income
11.5% ROI
$31,217

Long-Term Rental

Yearly income
$28,221
50 comps
Rental income
$4,134/mo
$39,685
Agency fee (10%)
Finder's fee per tenant
-$3,969
Vacancy (~8%)
1.5mo gap per tenancy
-$3,053
Income tax (10%)
Indonesian rental income tax
-$3,969
Property tax
Annual property tax
-$474
Net income
10.4% ROI
$28,221

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$1.5M$1.1M$731K$365K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $271KPeak Capital Value: Yr 2 ($275K)Paid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 8: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$271K
-0%
22 years remaining
Rental Income
+$166K
Total Position
$436K
+61%
10.0%/yr
Year 10
Capital Value
$221K
-19%
17 years remaining
Rental Income
+$358K
Total Position
$579K
+114%
7.9%/yr
Year 15
Capital Value
$135K
-50%
12 years remaining
Rental Income
+$581K
Total Position
$715K
+164%
6.7%/yr
Year 20
Capital Value
$57K
-79%
7 years remaining
Rental Income
+$839K
Total Position
$896K
+231%
6.2%/yr

Location

Bali

Padonan, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.5% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$244 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 11.5% — outperforms most Bali villas
Premium nightly rate of $244 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

31% occ.
6.9%
$1,564/mo
41% occ.
9.2%
$2,083/mo
51% occ.
11.5%
$2,601/mo
current
61% occ.
13.8%
$3,120/mo

Lease Timeline

27 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.