Brand New 3-Bedroom Villa for Sale and Rent Walking Distance to Berawa Beach - RF7109

Brand New 3-Bedroom Villa for Sale and Rent Walking Distance to Berawa Beach - RF7109

Canggu, Bali

$331k

Price

7.5%

ROI

3

Bedrooms

35%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 160 m²
Build: 150 m²
Est. Revenue: $36k/yr
Avg Nightly Rate: $280

Investment Analysis

Discover a rare opportunity to own a stunning brand-new villa in the heart of Berawa, one of Bali’s most sought-after and vibrant neighborhoods. Perfectly...

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Bali Home Immo
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Brand New 3-Bedroom Villa for Sale and Rent Walking Distance to Berawa Beach - RF7109

Canggu · Canggu · Ref BF-133252 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$331,303
View original listing
Ownership
Leasehold
Bedrooms
3
Bathrooms
2
Built area
150 m²
Land
160 m²
True net yield
3.6%
≈ $2,057/mo net after costs & tax
5-yr total return (net + appreciation)
7.4% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 56 · 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
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$24,680
Airbnb data$280/night · 35% occupancy
Rental income
$280/night · 35% occ.
$36,085
Running costs (20%)
Utilities, cleaning, maintenance
-$7,217
Income tax (10%)
Indonesian rental income tax
-$3,609
Property tax
Annual property tax
-$580
Net income
7.4% ROI
$24,680

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$331,303
Lease transfer & notarial admin (~1%)$3,313
Notary & registration$1,800
Legal / due diligence$3,313
Total acquisition costs$8,426
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,750
($0–$7,500)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$386,379

Gross yield (asking)

10.9%

True gross yield (all-in)

9.3%

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$867K$578K$289K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $331KPeak Capital Value: Yr 2 ($337K)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 12: 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
$331K
-0%
22 years remaining
Rental Income
+$131K
Total Position
$462K
+39%
6.9%/yr
Year 10
Capital Value
$270K
-19%
17 years remaining
Rental Income
+$283K
Total Position
$553K
+67%
5.3%/yr
Year 15
Capital Value
$165K
-50%
12 years remaining
Rental Income
+$459K
Total Position
$624K
+88%
4.3%/yr
Year 20
Capital Value
$70K
-79%
7 years remaining
Rental Income
+$663K
Total Position
$733K
+121%
4.1%/yr

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.4% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$280 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
160 m² land area
Zoning
Weak
Touristic (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
27+ year lease — strong tenure runway

Watch Out

Occupancy at 35% — factor in seasonal gaps
Compact plot at 160 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.
6.3%
$1,737/mo
40% occ.
8.4%
$2,333/mo
35% occ.
7.4%
$2,056/mo
current
45% occ.
9.6%
$2,652/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.