Brand New 6 Bedroom Villa for Sale and Rent in Bali Canggu Berawa - Rf1550

Brand New 6 Bedroom Villa for Sale and Rent in Bali Canggu Berawa - Rf1550

Canggu, Bali

$756k

Price

10.0%

ROI

6

Bedrooms

29%

Occupancy

Ownership: Leasehold
Land: 330 m²
Build: 341 m²
Est. Revenue: $110k/yr
Avg Nightly Rate: $1033

Investment Analysis

Nestled in the vibrant community of Canggu, a mere 500 meters from the nearest beach, this property presents an enticing opportunity. Occupying 3.3 acres, the m...

6-bedroom leasehold villa in Canggu — photo 1 of 5
Bali Home Immo
6-bedroom leasehold villa in Canggu — photo 2 of 5
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Brand New 6 Bedroom Villa for Sale and Rent in Bali Canggu Berawa - Rf1550

Canggu · Canggu · Ref BF-130929 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$756,450
View original listing
Ownership
Leasehold
Bedrooms
6
Built area
341 m²
Land
330 m²
True net yield
5.3%
≈ $6,300/mo net after costs & tax
5-yr total return (net + appreciation)
11.3% / yr avg
Payback in ~10 yrs from rent
Brixfox Score 66 · B+
31 yrs left on lease
Modelled from Airbnb listings we track across Canggu — 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

Canggu

Canggu, 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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Nightly Rate (ADR)
$1,033/night
50% ($517)Brixfox estimate($1,033/night)200% ($2067)
Occupancy
29%
10%Brixfox estimate(29%)100%

Short-Term Rental

Yearly income
$75,601
Airbnb data$1,033/night · 29% occupancy
Rental income
$1,033/night · 29% occ.
$109,893
Running costs (20%)
Utilities, cleaning, maintenance
-$21,979
Income tax (10%)
Indonesian rental income tax
-$10,989
Property tax
Annual property tax
-$1,324
Net income
10.0% ROI
$75,601

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$756,450
Lease transfer & notarial admin (~1%)$7,565
Notary & registration$1,800
Legal / due diligence$7,565
Total acquisition costs$16,930
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$8,525
($0–$17,050)
Furnishing & STR launch
6bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$64,500
All-in investment$846,405

Gross yield (asking)

14.5%

True gross yield (all-in)

13.0%

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 31 years remaining.

$4.3M$3.3M$2.2M$1.1M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $756KPeak Capital Value: Yr 6 ($813K)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 9: 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
$807K
+7%
26 years remaining
Rental Income
+$401K
Total Position
$1.2M
+60%
9.8%/yr
Year 10
Capital Value
$793K
+5%
21 years remaining
Rental Income
+$867K
Total Position
$1.7M
+119%
8.2%/yr
Year 15
Capital Value
$601K
-21%
16 years remaining
Rental Income
+$1.4M
Total Position
$2.0M
+165%
6.7%/yr
Year 20
Capital Value
$342K
-55%
11 years remaining
Rental Income
+$2.0M
Total Position
$2.4M
+214%
5.9%/yr

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
10.0% annual return
Occupancy
Weak
29% average occupancy
Nightly Rate
Strong
$1033 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
330 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
31 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 10.0% — outperforms most villas in this market
Premium nightly rate of $1033 — positioned in the top tier

Watch Out

Occupancy at 29% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use

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

30% occ.
10.3%
$6,491/mo
current
40% occ.
13.8%
$8,691/mo
29% occ.
10.0%
$6,299/mo
current
39% occ.
13.5%
$8,500/mo

Lease Timeline

31 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.