Brand new 5 Bedroom Villa for Sale and Rent near Berawa Bali - RF4838

Brand new 5 Bedroom Villa for Sale and Rent near Berawa Bali - RF4838

Canggu, Bali

$787k

Price

11.1%

ROI

5

Bedrooms

34%

Occupancy

Ownership: Leasehold
Land: 500 m²
Build: 450 m²
Est. Revenue: $127k/yr
Avg Nightly Rate: $1030

Investment Analysis

Discover unparalleled luxury in this exquisite villa located in the vibrant area of Canggu, just a 9-minute drive from the renowned FINNS Recreation Club....

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

Brand new 5 Bedroom Villa for Sale and Rent near Berawa Bali - RF4838

Canggu · Canggu · Ref BF-132050 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$787,086
View original listing
Ownership
Leasehold
Bedrooms
5
Built area
450 m²
Land
500 m²
True net yield
6.0%
≈ $7,271/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 23 yrs
Lease-adjusted return
1.7% / yr
over 23-yr lease, capital not recovered
Brixfox Score 64 · B
23 yrs left on lease
Short lease — 23 yrs left. The 6.0% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about 1.7%/yr — unless you extend the 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)
$1,030/night
50% ($515)Brixfox estimate($1,030/night)200% ($2060)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$87,249
Airbnb data$1,030/night · 34% occupancy
Rental income
$1,030/night · 34% occ.
$126,609
Running costs (20%)
Utilities, cleaning, maintenance
-$25,322
Income tax (10%)
Indonesian rental income tax
-$12,661
Property tax
Annual property tax
-$1,377
Net income
11.1% ROI
$87,249

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$787,086
Lease transfer & notarial admin (~1%)$7,871
Notary & registration$1,800
Legal / due diligence$7,871
Total acquisition costs$17,542
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$11,250
($0–$22,500)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$873,178

Gross yield (asking)

16.1%

True gross yield (all-in)

14.5%

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 23 years remaining.

$3.3M$2.4M$1.6M$814K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $787KPeak Capital Value: NowPaid 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
$684K
-13%
18 years remaining
Rental Income
+$463K
Total Position
$1.1M
+46%
7.8%/yr
Year 10
Capital Value
$441K
-44%
13 years remaining
Rental Income
+$1.0M
Total Position
$1.4M
+83%
6.2%/yr
Year 15
Capital Value
$204K
-74%
8 years remaining
Rental Income
+$1.6M
Total Position
$1.8M
+132%
5.8%/yr
Year 20
Capital Value
$51K
-94%
3 years remaining
Rental Income
+$2.3M
Total Position
$2.4M
+204%
5.7%/yr

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
11.1% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$1030 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Good
23 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 11.1% — outperforms most villas in this market
Premium nightly rate of $1030 — positioned in the top tier

Watch Out

Occupancy at 34% — factor in seasonal gaps
Residential (per agency) — confirm against the official RTRW plan 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.
9.9%
$6,466/mo
40% occ.
13.2%
$8,659/mo
34% occ.
11.1%
$7,271/mo
current
44% occ.
14.4%
$9,464/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

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.