Prime Location Ready 3 Bedroom Villa for Sale Leasehold in Berawa

Prime Location Ready 3 Bedroom Villa for Sale Leasehold in Berawa

Canggu, Bali

$1.2M

Price

3

Bedrooms

66%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 982 m²
Build: 282 m²
Est. Revenue: $35k/yr
Avg Nightly Rate: $147

Cost to reproduce & long-term let

Asking price 32% above cost to reproduce — reproducing it would cost about $907k

Long-term rental alternative: ~$25k/yr gross rent

Short-term and long-term letting project about the same net return.

How it compares in Canggu

  • Expected occupancy of 66% compares with a 66% median across 1373 tracked Canggu villas.
  • Its expected nightly rate of $147 sits above the Canggu median of $117.
  • Brixfox ranks its projected net yield in the bottom half of the 1369 live Canggu listings it tracks.
How Brixfox computes these figures

Investment Analysis

This Villa BE-2606 located in Canggu is for sale with Leasehold ownership for EUR1,028,582, IDR19,978,769,892

Price
$1,200,000
ReportInquire
3-bedroom leasehold villa in Canggu — photo 1 of 5
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Prime Location Ready 3 Bedroom Villa for Sale Leasehold in Berawa

Canggu · Berawa · Ref BF-119Source · Bali Exception · listed 4 May 2026
Asking price · Leasehold
$1,200,000
Listed 193 days ago
Net yield
1.1%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 43 yrs, with no resale value
Inquire about this property
  • 32% above cost to reproduce · 235% above the Canggu median for 3-bedroom villas
  • 43-year lease · -1.2% after lease amortisation
Solid caseBrixfox read · from this listing's stored figures

This 3-bedroom villa offers a 1.1% net yield based on 97 nearby Airbnb comparables, representing a stable investment case for remote buyers.

Why
Strengths
  • •The property is situated in the tourism pink zone where short-term holiday rental is permitted
  • •A 43-year leasehold provides a long operational runway for generating cash income
  • •Revenue projections are supported by a high confidence level from a deep set of 97 comparables
Risks
  • •The asking price sits 32% above the cost to reproduce the land and construction
  • •The asset has no resale value at the end of the lease as it returns to the landowner
  • •The property has remained on the market for 6 months with no recorded price move

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 10 Nov 2026.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
3
Bathrooms
3
Built area
282 m²
Land
982 m²
Brixfox Score 81 · B+· top 50% Leasehold · 43 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 43 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
1.1%
$13,770 net operating income /yr
Gross yield · all-in basis
2.9%
−1.8 pts in operating costs & local taxes
After lease amortisation:-1.2%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent does not repay it within the lease: 89.9 of 43 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Canggu — live calendar data.

No Airbnb match on file

We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$147
Expected booked rate (market-calibrated)
Expected occupancy
66%
Full-year estimate, market-calibrated
Projected annual revenue
$35,267
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
Monthly occupancy relative to the annual average, measured over three years in Canggu.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.1% of price, auto-calculated
$13,381
PPAT notary (lease deed)$12,000
Legal due diligence$1,381
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$1,237,381
+3.1% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$35,267
Rental management
−$7,053
Booking channel fees
−$1,763
Utilities
−$1,763
Cleaning & laundry
−$1,763
Maintenance & repairs
−$1,763
Insurance
−$1,058
Guest supplies & consumables
−$705
Property tax (PBB)
−$2,100
PPh 4(2) final tax on rent
−$3,527
Net operating income
$13,770/yr
Net yield on all-in investment
1.1%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 43 yrs remaining−$28,776/yr
Net yield after lease amortisation-1.2%
Payback vs remaining term89.9 yrs of 43 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 32% above cost to reproducecost ≈ $907kMedium confidence
Long-term rental alternative: ~$25k/yr gross rent0.9% net yieldHigh confidence

The two are within 0.2 points of each other on net yield.

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The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Canggu · Berawa

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

81B+
LocationStrong
Premium area with high rental demand
Rental YieldWeak
1.1% net yield on all-in cost
OccupancyGood
66% average occupancy
Nightly RateGood
$147 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceStrong
982 m² land area
ZoningStrong
Pink zone — Tourism zoning (Kawasan Pariwisata) where short-term rental is permitted; a zoning reading at the pin, not a licence
TenureStrong
43 years remaining on lease
Prime location in Berawa — high tourist traffic
Stunning visuals (9/10) — commands premium nightly rates
Generous 982 m² land — room for expansion or amenities
Net yield of 1.1% (fully managed, on all-in cost) is below the market average — model your cashflow carefully

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy46%$8,9580.7%
-10 pts occupancy56%$11,3640.9%
Expected66%$13,7701.1%
+10 pts occupancy76%$16,1771.3%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway43 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback89.9 yearsfrom net rent at the expected case
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Questions about this listing, answered from its data

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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

This 3-bedroom villa offers a 1.1% net yield based on 97 nearby Airbnb comparables, representing a stable investment case for remote buyers.

Strengths
  • •The property is situated in the tourism pink zone where short-term holiday rental is permitted
  • •A 43-year leasehold provides a long operational runway for generating cash income
  • •Revenue projections are supported by a high confidence level from a deep set of 97 comparables
Risks
  • •The asking price sits 32% above the cost to reproduce the land and construction
  • •The asset has no resale value at the end of the lease as it returns to the landowner
  • •The property has remained on the market for 6 months with no recorded price move

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Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use Brixfox Intelligence rental data from tracked Airbnb calendars. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.