2 Bedroom Villa For Rent & Sale Leasehold in Bali Berawa - RF5504

2 Bedroom Villa For Rent & Sale Leasehold in Bali Berawa - RF5504

Canggu, Bali

$381k

Price

4.7%

ROI

2

Bedrooms

40%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 130 m²
Build: 70 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $183

Investment Analysis

This modern two-bedroom villa, built in 2024, features a sleek design in a prime touristic area of Berawa. It offers enclosed living and dining spaces connected...

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

2 Bedroom Villa For Rent & Sale Leasehold in Bali Berawa - RF5504

Canggu · Canggu · Ref BF-132443 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$381,300
View original listing
Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
70 m²
Land
130 m²
True net yield
2.1%
≈ $1,494/mo net after costs & tax
5-yr total return (net + appreciation)
1.0% / yr avg
Payback in ~21 yrs from rent
Brixfox Score 42 · C
22 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)
$183/night
50% ($91)Brixfox estimate($183/night)200% ($366)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$17,921
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
-$667
Net income
4.7% ROI
$17,921

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.		$1,750
($0–$3,500)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$428,176

Gross yield (asking)

7.0%

True gross yield (all-in)

6.2%

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 22 years remaining.

$629K$472K$315K$157K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $381KPeak Capital Value: NowPaid 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 17: 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
$311K
-18%
17 years remaining
Rental Income
+$95K
Total Position
$406K
+7%
1.3%/yr
Year 10
Capital Value
$190K
-50%
12 years remaining
Rental Income
+$205K
Total Position
$395K
+4%
0.4%/yr
Year 15
Capital Value
$81K
-79%
7 years remaining
Rental Income
+$333K
Total Position
$414K
+9%
0.5%/yr
Year 20
Capital Value
$17K
-96%
2 years remaining
Rental Income
+$482K
Total Position
$499K
+31%
1.3%/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
4.7% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Good
$183 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
130 m² land area
Zoning
Weak
Touristic (per agency) — verify in RTRW
Tenure
Good
22 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 4.7% 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.
3.5%
$1,113/mo
40% occ.
4.7%
$1,503/mo
current
40% occ.
4.7%
$1,493/mo
current
50% occ.
5.9%
$1,883/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.