Brand new 3 Bedroom Villas for sale leasehold in Bali Berawa - RF3993

Brand new 3 Bedroom Villas for sale leasehold in Bali Berawa - RF3993

Canggu, Bali

$381k

Price

6.5%

ROI

3

Bedrooms

36%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 206 m²
Build: 200 m²
Est. Revenue: $37k/yr
Avg Nightly Rate: $280

Investment Analysis

2 Units available : Unit 2 at 6.200.000.000 IDR Unit 3 at 7.335.000.000 IDR Introducing modern living in the heart of Berawa, just a 7-minute drive f...

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

Brand new 3 Bedroom Villas for sale leasehold in Bali Berawa - RF3993

Canggu · Canggu · Ref BF-131628 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$381,300
View original listing
Ownership
Leasehold
Bedrooms
3
Bathrooms
3
Built area
200 m²
Land
206 m²
True net yield
3.1%
≈ $2,081/mo net after costs & tax
5-yr total return (net + appreciation)
6.5% / yr avg
Payback in ~15 yrs from rent
Brixfox Score 57 · B
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)
$280/night
50% ($140)Brixfox estimate($280/night)200% ($559)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$24,965
Airbnb data$280/night · 36% occupancy
Rental income
$280/night · 36% occ.
$36,618
Running costs (20%)
Utilities, cleaning, maintenance
-$7,324
Income tax (10%)
Indonesian rental income tax
-$3,662
Property tax
Annual property tax
-$667
Net income
6.5% ROI
$24,965

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$381,300
Lease transfer & notarial admin (~1%)$3,813
Notary & registration$1,800
Legal / due diligence$3,813
Total acquisition costs$9,426
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,000
($0–$10,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$438,626

Gross yield (asking)

9.6%

True gross yield (all-in)

8.3%

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

Leasehold with 27 years remaining.

$1.2M$877K$584K$292K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $381KPeak Capital Value: Yr 2 ($387K)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 13: 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
$381K
-0%
22 years remaining
Rental Income
+$133K
Total Position
$513K
+35%
6.1%/yr
Year 10
Capital Value
$311K
-19%
17 years remaining
Rental Income
+$286K
Total Position
$597K
+57%
4.6%/yr
Year 15
Capital Value
$190K
-50%
12 years remaining
Rental Income
+$464K
Total Position
$654K
+71%
3.7%/yr
Year 20
Capital Value
$81K
-79%
7 years remaining
Rental Income
+$671K
Total Position
$751K
+97%
3.5%/yr

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.5% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$280 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
206 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
Premium nightly rate of $280 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 36% — factor in seasonal gaps
Compact plot at 206 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.
5.4%
$1,730/mo
40% occ.
7.3%
$2,325/mo
36% occ.
6.5%
$2,081/mo
current
46% occ.
8.4%
$2,676/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.