MODERN 3/5 BEDROOM VILLA WITH MEZZANINE FOR SALE LEASEHOLD/FREEHOLD IN CANGGU BE-1277

MODERN 3/5 BEDROOM VILLA WITH MEZZANINE FOR SALE LEASEHOLD/FREEHOLD IN CANGGU BE-1277

Bali, Bali

$710k

Price

5.4%

ROI

3

Bedrooms

57%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 163 m²
Build: 462 m²
Est. Revenue: $67k/yr
Avg Nightly Rate: $327

Investment Analysis

This stunning villa is perfectly situated in a prime location in Canggu, just moments away from popular cafes, restaurants, and all the essentials for a vibrant lifestyle, and only 7 minutes by motorbike to Canggu Beach. Boasting a sleek modern tropical design, this villa stands out with its high ceilings, luxurious furnishings, and an additional mezzanine, adding extra space and versatility.

Bali Exception
Bali / Canggu

MODERN 3/5 BEDROOM VILLA WITH MEZZANINE FOR SALE LEASEHOLD/FREEHOLD IN CANGGU BE-1277

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
462 m²
Land Plot
163 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C investment — short-term rental yields 6.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score44
GradeC
Brixfox Intelligence
44CModerate
Score Breakdown
ROI & Yield48%
Capital Growth46%
Risk Profile47%
Market Demand44%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$31K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.5%
$3,826/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$327/night
50% ($163)Brixfox estimate($327/night)200% ($653)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$45,913
Airbnb data$327/night · 57% occupancy
Rental income
$327/night · 57% occ.
$67,365
Running costs (20%)
Utilities, cleaning, maintenance
-$13,473
Income tax (10%)
Indonesian rental income tax
-$6,736
Property tax
Annual property tax
-$1,242
Net income
6.5% ROI
$45,913

Long-Term Rental

Yearly income
$33,191
50 comps
Rental income
$4,960/mo
$47,620
Agency fee (10%)
Finder's fee per tenant
-$4,762
Vacancy (~8%)
1.5mo gap per tenancy
-$3,663
Income tax (10%)
Indonesian rental income tax
-$4,762
Property tax
Annual property tax
-$1,242
Net income
4.7% ROI
$33,191

Short-term rental earns 1.4x more but requires active management.

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$709,877
BPHTB (freehold transfer tax)$35,494
Notary & registration$1,800
Legal / due diligence$7,099
Total acquisition costs$44,393
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$11,550
($0–$23,100)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$808,720

Gross yield (asking)

9.5%

True gross yield (all-in)

8.3%

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 30 years remaining.

$2.5M$1.9M$1.3M$628K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $710KPeak Capital Value: Yr 5 ($741K)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 13: 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 5Peak
Capital Value
$741K
+4%
25 years remaining
Rental Income
+$244K
Total Position
$984K
+39%
6.8%/yr
Year 10
Capital Value
$716K
+1%
20 years remaining
Rental Income
+$526K
Total Position
$1.2M
+75%
5.8%/yr
Year 15
Capital Value
$498K
-30%
15 years remaining
Rental Income
+$854K
Total Position
$1.4M
+90%
4.4%/yr
Year 20
Capital Value
$256K
-64%
10 years remaining
Rental Income
+$1.2M
Total Position
$1.5M
+110%
3.8%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.5% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$327 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
163 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Premium nightly rate of $327 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 57% — factor in seasonal gaps
Compact plot at 163 m² — limited expansion potential

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

37% occ.
4.1%
$2,436/mo
47% occ.
5.3%
$3,131/mo
57% occ.
6.5%
$3,826/mo
current
67% occ.
7.6%
$4,521/mo

Lease Timeline

30 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.