Modern 3 Bedroom Villa for Sale Leasehold in Babakan Canggu Bali

Modern 3 Bedroom Villa for Sale Leasehold in Babakan Canggu Bali

Canggu, Bali

$182k

Price

3

Bedrooms

66%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 194 m²
Build: 74 m²
Est. Revenue: $24k/yr
Avg Nightly Rate: $101

Cost to reproduce & long-term let

Asking price 48% above cost to reproduce — reproducing it would cost about $123k

How it compares in Canggu

  • Expected occupancy of 66% compares with a 66% median across 1373 tracked Canggu villas.
  • Its expected nightly rate of $101 sits below the Canggu median of $117.
  • Brixfox ranks its projected net yield in the top 25% of the 1369 live Canggu listings it tracks.
How Brixfox computes these figures

Investment Analysis

Information for Modern 3 Bedroom Villa for Sale Leasehold in Babakan Canggu Bali.

Price
$181,820
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3-bedroom leasehold villa in Canggu — photo 1 of 5
Bali Home Immo
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3-bedroom leasehold villa in Canggu — photo 2 of 5
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3-bedroom leasehold villa in Canggu — photo 3 of 5
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3-bedroom leasehold villa in Canggu — photo 4 of 5
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3-bedroom leasehold villa in Canggu — photo 5 of 5
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Modern 3 Bedroom Villa for Sale Leasehold in Babakan Canggu Bali

Canggu · Babakan · Ref BF-131469Source · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$181,820
Listed 149 days ago
Net yield
5.6%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 27 yrs, with no resale value
Inquire about this property
  • 48% above cost to reproduce · 49% below the Canggu median for 3-bedroom villas
  • 27-year lease · 1.9% after lease amortisation
Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
3
Bathrooms
3
Built area
74 m²
Land
194 m²
Brixfox Score 89 · A· top 30% Leasehold · 27 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.

Listed by 2 agencies

This villa is marketed by multiple agents — compare your options and contact whoever you prefer.

  • Propertia$180,491
  • Bali Home Immoshown here$181,820

Direct links to each agency’s listing are a feature — or use the inquiry form and we connect you directly.

Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 27 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.
5.6%
$10,596 net operating income /yr
Gross yield · all-in basis
12.9%
−7.3 pts in operating costs & local taxes
After lease amortisation:1.9%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent repays your investment in 17.8 of 27 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Canggu — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

50%booked
4.7rating
45reviews
$110asking / night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Recently it was booked 50% of nights, and it asks $110/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below stay on the area's market median until this listing's own record is long enough to carry them — where they differ, treat this card as the listing's own track record and the model as the conservative base case.

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
$101
Expected booked rate (market-calibrated)
Expected occupancy
66%
Full-year estimate, market-calibrated
Projected annual revenue
$24,253
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
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Monthly occupancy relative to the annual average, measured over three years in Canggu.

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· 1.8% of price, auto-calculated
$3,200
PPAT notary (lease deed)$1,818
Legal due diligence$1,382
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$188,656
+3.8% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$24,253
Rental management
−$4,851
Booking channel fees
−$1,213
Utilities
−$1,213
Cleaning & laundry
−$1,213
Maintenance & repairs
−$1,213
Insurance
−$728
Guest supplies & consumables
−$485
Property tax (PBB)
−$318
PPh 4(2) final tax on rent
−$2,425
Net operating income
$10,596/yr
Net yield on all-in investment
5.6%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 27 yrs remaining−$6,987/yr
Net yield after lease amortisation1.9%
Payback vs remaining term17.8 yrs of 27 yrs

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 48% above cost to reproducecost ≈ $123kLow confidence
Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Not quite right? Get an email when a listing like this one comes on the market.

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Canggu · Babakan

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

89A
LocationStrong
Premium area with high rental demand
Rental YieldStrong
5.6% net yield on all-in cost
OccupancyGood
66% average occupancy
Nightly RateAverage
$101 per night
Visual AppealStrong
8/10 visual appeal
Size & SpaceAverage
194 m² land area
ZoningWeak
Residential (per agency) — verify in RTRW
TenureGood
27 years remaining on lease
Prime location in Babakan — high tourist traffic
Strong net yield at 5.6% (fully managed, on all-in cost) — outperforms most villas in this market
Stunning visuals (8/10) — commands premium nightly rates
ADR of $101 limits revenue ceiling — consider repositioning potential
Compact plot at 194 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.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy46%$7,2863.9%
-10 pts occupancy56%$8,9414.7%
Expected66%$10,5965.6%
+10 pts occupancy76%$12,2506.5%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway27 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback17.8 yearsfrom net rent at the expected case
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Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

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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 Brixfox Intelligence rental data from tracked Airbnb calendars. 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.