Brand New 2 Bedroom Villa for sale in Bali Canggu Padonan - RF2647

Brand New 2 Bedroom Villa for sale in Bali Canggu Padonan - RF2647

Canggu, Bali

$231k

Price

7.9%

ROI

2

Bedrooms

40%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 162 m²
Build: 133 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $183

Investment Analysis

Located in the peaceful residential side of Canggu, near the growing Padonan area, this villa enjoys a strategic setting that balances tranquility with easy acc...

2-bedroom freehold villa in Canggu — photo 1 of 5
Bali Home Immo
2-bedroom freehold villa in Canggu — photo 2 of 5
2-bedroom freehold villa in Canggu — photo 3 of 5
2-bedroom freehold villa in Canggu — photo 4 of 5
2-bedroom freehold villa in Canggu — photo 5 of 5

Brand New 2 Bedroom Villa for sale in Bali Canggu Padonan - RF2647

Canggu · Canggu · Ref BF-131111 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Freehold
$230,625
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
133 m²
Land
162 m²
True net yield
3.6%
≈ $1,515/mo net after costs & tax
5-yr total return (net + appreciation)
15.9% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 74 · B+
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)
$183/night
50% ($91)Brixfox estimate($183/night)200% ($366)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$18,185
Airbnb data$183/night · 40% occupancy
Rental income
$183/night · 40% occ.
$26,555
Running costs (20%)
Utilities, cleaning, maintenance
-$5,311
Income tax (10%)
Indonesian rental income tax
-$2,656
Property tax
Annual property tax
-$404
Net income
7.9% ROI
$18,185

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$230,625
BPHTB (freehold transfer tax)$11,531
Notary & registration$1,800
Legal / due diligence$2,306
Total acquisition costs$15,637
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,325
($0–$6,650)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$285,287

Gross yield (asking)

11.5%

True gross yield (all-in)

9.3%

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

Freehold — 7%/yr appreciation in Canggu.

$3.0M$2.3M$1.5M$753K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $231K
Capital appreciation
Property value growing at +7%/yr based on Canggu market trends.
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 11: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$323K
+40%
Rental Income
+$97K
Total Position
$420K
+82%
12.7%/yr
Year 10
Capital Value
$454K
+97%
Rental Income
+$208K
Total Position
$662K
+187%
11.1%/yr
Year 20
Capital Value
$892K
+287%
Rental Income
+$489K
Total Position
$1.4M
+499%
9.4%/yr
Year 30
Capital Value
$1.8M
+661%
Rental Income
+$865K
Total Position
$2.6M
+1036%
8.4%/yr

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.9% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Good
$183 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
162 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Canggu — high tourist traffic
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Occupancy at 40% — factor in seasonal gaps
Compact plot at 162 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.
5.9%
$1,135/mo
40% occ.
7.9%
$1,525/mo
current
40% occ.
7.9%
$1,515/mo
current
50% occ.
9.9%
$1,905/mo

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.