Ricefield View Off-plan 1 Bedroom Villa for Sale Leasehold in Bali Canggu - Rf2236a

Ricefield View Off-plan 1 Bedroom Villa for Sale Leasehold in Bali Canggu - Rf2236a

Canggu, Bali

$217k

Price

5.5%

ROI

1

Bedrooms

40%

Occupancy

1 Bathrooms
Ownership: Leasehold
Land: 84 m²
Build: 79 m²
Est. Revenue: $17k/yr
Avg Nightly Rate: $120

Investment Analysis

2 bedroom option available for only USD 179,000 Introducing a golden investment opportunity in Canggu. This off-plan 1-bedroom villa promises a blend of mode...

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Ricefield View Off-plan 1 Bedroom Villa for Sale Leasehold in Bali Canggu - Rf2236a

Canggu · Canggu · Ref BF-130962 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$216,687
View original listing
Ownership
Leasehold
Bedrooms
1
Bathrooms
1
Built area
79 m²
Land
84 m²
True net yield
2.5%
≈ $986/mo net after costs & tax
5-yr total return (net + appreciation)
5.4% / yr avg
Payback in ~18 yrs from rent
Brixfox Score 51 · C+
27 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)
$120/night
50% ($60)Brixfox estimate($120/night)200% ($240)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$11,825
Airbnb data$120/night · 40% occupancy
Rental income
$120/night · 40% occ.
$17,435
Running costs (20%)
Utilities, cleaning, maintenance
-$3,487
Income tax (10%)
Indonesian rental income tax
-$1,744
Property tax
Annual property tax
-$379
Net income
5.5% ROI
$11,825

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$216,687
Lease transfer & notarial admin (~1%)$2,167
Notary & registration$1,800
Legal / due diligence$2,167
Total acquisition costs$6,134
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$10,270
($6,320–$14,220)
Furnishing & STR launch
1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$18,100
All-in investment$251,191

Gross yield (asking)

8.0%

True gross yield (all-in)

6.9%

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 27 years remaining.

$554K$415K$277K$138K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $217KPeak Capital Value: Yr 2 ($220K)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 15: 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
$216K
-0%
22 years remaining
Rental Income
+$63K
Total Position
$279K
+29%
5.2%/yr
Year 10
Capital Value
$177K
-19%
17 years remaining
Rental Income
+$136K
Total Position
$312K
+44%
3.7%/yr
Year 15
Capital Value
$108K
-50%
12 years remaining
Rental Income
+$220K
Total Position
$328K
+51%
2.8%/yr
Year 20
Capital Value
$46K
-79%
7 years remaining
Rental Income
+$318K
Total Position
$364K
+68%
2.6%/yr

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
5.5% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Good
$120 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
84 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
27 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
27+ year lease — strong tenure runway

Watch Out

Occupancy at 40% — factor in seasonal gaps
Compact plot at 84 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

30% occ.
4.1%
$736/mo
40% occ.
5.5%
$992/mo
current
40% occ.
5.5%
$985/mo
current
50% occ.
6.9%
$1,241/mo

Lease Timeline

27 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.