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Freehold – four bedroom villa stand on a 70+ are of land with beautiful tropical garden

Freehold – four bedroom villa stand on a 70+ are of land with beautiful tropical garden

Buduk/Mengwi, Bali

$2.8M

Price

1.4%

ROI

4

Bedrooms

73%

Occupancy

4 Bathrooms
Ownership: Leasehold
Land: 7116 m²
Est. Revenue: $62k/yr
Avg Nightly Rate: $231

Investment Analysis

This spacious four-bedroom villa sits on an exceptionally large land plot in North Canggu, offering privacy, greenery, and a calm residential atmosphere. Designed for comfortable family living, the property combines open and enclosed living areas, a separate private bungalow, and expansive tropical gardens, making it ideal for long-term residence or a lifestyle investment. Property Highlights

4-bedroom leasehold villa in Buduk/Mengwi — photo 1 of 5
VillasofBali
4-bedroom leasehold villa in Buduk/Mengwi — photo 2 of 5
4-bedroom leasehold villa in Buduk/Mengwi — photo 3 of 5
4-bedroom leasehold villa in Buduk/Mengwi — photo 4 of 5
4-bedroom leasehold villa in Buduk/Mengwi — photo 5 of 5

Freehold – four bedroom villa stand on a 70+ are of land with beautiful tropical garden

Buduk/Mengwi · Buduk/Mengwi · Ref BF-1244 Source verified · VillasofBali · listed 11 May 2026
Asking price · Leasehold
$2,816,700
View original listing
Ownership
Leasehold
Bedrooms
4
Bathrooms
4
Land
7116 m²
True net yield
0.1%
≈ $3,198/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 44 yrs
Lease-adjusted return
-2.2% / yr
over 44-yr lease, capital not recovered
Brixfox Score 55 · B
44 yrs left on lease
Short lease — 44 yrs left. The 0.1% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about -2.2%/yr — unless you extend the lease.
Modelled from Airbnb listings we track across Buduk/Mengwi — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Buduk/Mengwi

Buduk/Mengwi, Pin from agency listing

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Airbnb Comp Analysis

Finding Airbnb comps...

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Customize your projections
Nightly Rate (ADR)
$231/night
50% ($115)Brixfox estimate($231/night)200% ($462)
Occupancy
73%
10%Brixfox estimate(73%)100%

Short-Term Rental

Yearly income
$38,378
Airbnb data$231/night · 73% occupancy
Rental income
$231/night · 73% occ.
$61,868
Running costs (20%)
Utilities, cleaning, maintenance
-$12,374
Income tax (10%)
Indonesian rental income tax
-$6,187
Property tax
Annual property tax
-$4,929
Net income
1.4% ROI
$38,378

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$2,816,700
Lease transfer & notarial admin (~1%)$28,167
Notary & registration$1,800
Legal / due diligence$28,167
Total acquisition costs$58,134
RenovationMove-in ready
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$2,924,934

Gross yield (asking)

2.2%

True gross yield (all-in)

2.1%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 44 years remaining.

$6.5M$4.8M$3.2M$1.6M$0Yr 0Yr 10Yr 20Yr 30Yr 40Purchase PriceIlliquid zoneUnsellableToday: $2.8MPeak Capital Value: Yr 19 ($4.4M)Paid back
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 40: 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
$3.3M
+16%
39 years remaining
Rental Income
+$204K
Total Position
$3.5M
+23%
4.3%/yr
Year 10
Capital Value
$3.8M
+34%
34 years remaining
Rental Income
+$440K
Total Position
$4.2M
+50%
4.1%/yr
Year 15
Capital Value
$4.3M
+53%
29 years remaining
Rental Income
+$714K
Total Position
$5.0M
+78%
3.9%/yr
Year 20
Capital Value
$4.4M
+57%
24 years remaining
Rental Income
+$1.0M
Total Position
$5.5M
+94%
3.4%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 9+ yrs operating 140+ properties managed ~1h guest response

Canggu Stay Co.

Vetted

Full-service villa management across South Bali

20%
Management fee
of rental revenue — already in your Managed figures

Hands-off short-stay management for absentee owners — from licensing to nightly guest care. Your villa earns from day one without you on the ground.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & tropical-garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Canggu Stay Co.

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.4% annual return
Occupancy
Good
73% average occupancy
Nightly Rate
Strong
$231 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
7116 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
44 years remaining on lease

Top Highlights

Premium nightly rate of $231 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 7116 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.4% 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.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

53% occ.
0.9%
$2,215/mo
63% occ.
1.2%
$2,707/mo
73% occ.
1.4%
$3,198/mo
current
83% occ.
1.6%
$3,690/mo

Lease Timeline

44 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.