Brand new 1 Bedroom Luxury Apartment for sale in Canggu Berawa - RF5160

Brand new 1 Bedroom Luxury Apartment for sale in Canggu Berawa - RF5160

Canggu, Bali

$322k

Price

3.7%

ROI

1

Bedrooms

40%

Occupancy

1 Bathrooms
Ownership: Leasehold
Build: 80 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $120

Investment Analysis

Located just a 9-minute walk from Batu Belig Beach, this modern villa in Berawa offers a prime location within a bustling tourist area. The villa, built in 2024...

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

Brand new 1 Bedroom Luxury Apartment for sale in Canggu Berawa - RF5160

Canggu · Canggu · Ref BF-132209 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$322,445
View original listing
Ownership
Leasehold
Bedrooms
1
Bathrooms
1
Built area
80 m²
True net yield
1.5%
≈ $985/mo net after costs & tax
5-yr total return (net + appreciation)
5.5% / yr avg
Payback in ~27 yrs from rent
Brixfox Score 52 · C+
32 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
$11,820
Airbnb data$120/night · 40% occupancy
Rental income
$120/night · 40% occ.
$17,692
Running costs (20%)
Utilities, cleaning, maintenance
-$3,538
Income tax (10%)
Indonesian rental income tax
-$1,769
Property tax
Annual property tax
-$564
Net income
3.7% ROI
$11,820

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$322,445
Lease transfer & notarial admin (~1%)$3,224
Notary & registration$1,800
Legal / due diligence$3,224
Total acquisition costs$8,248
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,000
($0–$4,000)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$361,193

Gross yield (asking)

5.5%

True gross yield (all-in)

4.9%

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 32 years remaining.

$714K$535K$357K$178K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $322KPeak Capital Value: Yr 7 ($357K)Paid back
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 21: 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
$351K
+9%
27 years remaining
Rental Income
+$63K
Total Position
$414K
+28%
5.1%/yr
Year 10
Capital Value
$351K
+9%
22 years remaining
Rental Income
+$136K
Total Position
$487K
+51%
4.2%/yr
Year 15
Capital Value
$286K
-11%
17 years remaining
Rental Income
+$220K
Total Position
$506K
+57%
3.1%/yr
Year 20
Capital Value
$175K
-46%
12 years remaining
Rental Income
+$318K
Total Position
$492K
+53%
2.1%/yr

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
3.7% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Good
$120 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Weak
Touristic (per agency) — verify in RTRW
Tenure
Strong
32 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
32+ year lease — strong tenure runway

Watch Out

Yield of 3.7% is near the market average — model your cashflow carefully
Occupancy at 40% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.7%
$720/mo
40% occ.
3.6%
$976/mo
current
40% occ.
3.7%
$985/mo
current
50% occ.
4.6%
$1,241/mo

Lease Timeline

32 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.