12 Bedroom Villa For Sale Leasehold Near Berawa Beach

12 Bedroom Villa For Sale Leasehold Near Berawa Beach

Canggu, Bali

$1.2M

Price

12

Bedrooms

54%

Occupancy

Ownership: Leasehold
Land: 1840 m²
Avg Nightly Rate: $2064

How it compares in Canggu

  • Expected occupancy of 54% compares with a 68% median across 1338 tracked Canggu villas.
  • Its expected nightly rate of $2064 sits above the Canggu median of $172.
  • Brixfox ranks its projected net yield in the bottom half of the 1332 live Canggu listings it tracks.
How Brixfox computes these figures

Investment Analysis

Located in the vibrant and highly sought-after area of Berawa, this impressive 12-bedroom villa offers a rare opportunity to own a spacious tropical retreat in...

Price
$1,172,712
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12-bedroom leasehold villa in Canggu — photo 1 of 5
Bali Home Immo
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12-bedroom leasehold villa in Canggu — photo 2 of 5
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12-bedroom leasehold villa in Canggu — photo 3 of 5
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12-bedroom leasehold villa in Canggu — photo 4 of 5
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12-bedroom leasehold villa in Canggu — photo 5 of 5
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12 Bedroom Villa For Sale Leasehold Near Berawa Beach

Canggu · Berawa · Ref BF-129826Source · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$1,172,712
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AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Ownership
Leasehold
Bedrooms
12
Land
1840 m²
Brixfox Score 50 · C Leasehold · 16 yrs leftFinancial analysis ↓
Short lease — 16 yrs left. The net yield below is cash income while the lease runs; your capital is not recovered when it ends — 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 · 16 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.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

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
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

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· 2.2% of price, auto-calculated
$25,254
Lease transfer & notarial admin (~1%)$11,727
Notary & registration$1,800
Legal fees$11,727
Renovation budget· Move-in ready. No renovation budgeted.
$
Furniture & STR launch· default STR launch only (delivered furnished)
$
All-in investment
$1,210,366
+3.2% over asking
The P&L needs a revenue basis from comparable listings — it appears once comp data is available.
Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

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

Brixfox Score

50C
LocationStrong
Premium area with high rental demand
Rental YieldPending
Estimate unavailable
OccupancyAverage
54% average occupancy
Nightly RateStrong
$2064 per night
Visual AppealStrong
8/10 visual appeal
Size & SpaceStrong
1840 m² land area
ZoningStrong
Zoned for short-term rentals
TenureAverage
16 years remaining on lease
Prime location in Berawa — high tourist traffic
Premium nightly rate of $2064 — positioned in the top tier
Stunning visuals (8/10) — commands premium nightly rates
Occupancy at 54% — factor in seasonal gaps
16 years left on lease — impacts resale value and financing

Strong income today, but the 16-year lease is short — returns are front-loaded and the asset depreciates toward lease end. Best for yield-focused buyers comfortable with a wasting asset and a lease-extension plan, less so passive long-term holders.

Risk & what-if

Lease runway16 yearsCautionPlan an exit within ~1 years, while resale is still easy.
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Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
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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 verified Brixfox Intelligence rental data. 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.