Brand New 4 Bedroom Villa for Sale in Bali Canggu Batu Bolong-Echo Beach - RF10039

Brand New 4 Bedroom Villa for Sale in Bali Canggu Batu Bolong-Echo Beach - RF10039

Canggu, Bali

$547k

Price

6.1%

ROI

4

Bedrooms

32%

Occupancy

5 Bathrooms
Ownership: Freehold
Land: 252 m²
Build: 308 m²
Est. Revenue: $49k/yr
Avg Nightly Rate: $427

Investment Analysis

This brand new 4-bedroom villa in Canggu Batu Bolong offers a perfect blend of modern design and comfort, ideal for those seeking a stylish tropical lifestyle....

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

Brand New 4 Bedroom Villa for Sale in Bali Canggu Batu Bolong-Echo Beach - RF10039

Canggu · Canggu · Ref BF-134460 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Freehold
$547,350
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
308 m²
Land
252 m²
True net yield
2.7%
≈ $2,790/mo net after costs & tax
5-yr total return (net + appreciation)
14.2% / yr avg
Payback in ~16 yrs from rent
Brixfox Score 67 · B+
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)
$427/night
50% ($214)Brixfox estimate($427/night)200% ($855)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$33,477
Airbnb data$427/night · 32% occupancy
Rental income
$427/night · 32% occ.
$49,192
Running costs (20%)
Utilities, cleaning, maintenance
-$9,838
Income tax (10%)
Indonesian rental income tax
-$4,919
Property tax
Annual property tax
-$958
Net income
6.1% ROI
$33,477

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$547,350
BPHTB (freehold transfer tax)$27,368
Notary & registration$1,800
Legal / due diligence$5,474
Total acquisition costs$34,642
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$53,900
($30,800–$77,000)
Furnishing & STR launch
4bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$30,700
All-in investment$666,592

Gross yield (asking)

9.0%

True gross yield (all-in)

7.4%

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

Freehold — 7%/yr appreciation in Canggu.

$6.6M$5.0M$3.3M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $547K
Capital appreciation
Property value growing at +7%/yr based on Canggu market trends.
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 14: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$768K
+40%
Rental Income
+$178K
Total Position
$945K
+73%
11.6%/yr
Year 10
Capital Value
$1.1M
+97%
Rental Income
+$384K
Total Position
$1.5M
+167%
10.3%/yr
Year 20
Capital Value
$2.1M
+287%
Rental Income
+$900K
Total Position
$3.0M
+451%
8.9%/yr
Year 30
Capital Value
$4.2M
+661%
Rental Income
+$1.6M
Total Position
$5.8M
+952%
8.2%/yr

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.1% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$427 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
252 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Canggu — high tourist traffic
Premium nightly rate of $427 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Occupancy at 32% — factor in seasonal gaps
Visual appeal is below average — photos may not compete well on Airbnb listings

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.8%
$2,650/mo
40% occ.
7.8%
$3,559/mo
32% occ.
6.1%
$2,790/mo
current
42% occ.
8.1%
$3,700/mo

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.