Beautiful 2 Bedrooms brand new villa for sale and rent in Bali Canggu Padonan - RF8643

Beautiful 2 Bedrooms brand new villa for sale and rent in Bali Canggu Padonan - RF8643

Canggu, Bali

$234k

Price

6.6%

ROI

2

Bedrooms

39%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 120 m²
Build: 107 m²
Est. Revenue: $23k/yr
Avg Nightly Rate: $159

Investment Analysis

Located in the peaceful residential area of Padonan, this villa offers a calm living environment surrounded by modern villas and a well-established neighborhood...

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

Beautiful 2 Bedrooms brand new villa for sale and rent in Bali Canggu Padonan - RF8643

Canggu · Canggu · Ref BF-134581 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Freehold
$233,700
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
107 m²
Land
120 m²
True net yield
2.9%
≈ $1,293/mo net after costs & tax
5-yr total return (net + appreciation)
14.7% / yr avg
Payback in ~15 yrs from rent
Brixfox Score 68 · 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

Loading Map...

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$159/night
50% ($80)Brixfox estimate($159/night)200% ($318)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$15,516
Airbnb data$159/night · 39% occupancy
Rental income
$159/night · 39% occ.
$22,750
Running costs (20%)
Utilities, cleaning, maintenance
-$4,550
Income tax (10%)
Indonesian rental income tax
-$2,275
Property tax
Annual property tax
-$409
Net income
6.6% ROI
$15,516

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$233,700
BPHTB (freehold transfer tax)$11,685
Notary & registration$1,800
Legal / due diligence$2,337
Total acquisition costs$15,822
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$18,725
($10,700–$26,750)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$290,547

Gross yield (asking)

9.7%

True gross yield (all-in)

7.8%

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.

$2.9M$2.2M$1.4M$724K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $234K
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 13: 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
$328K
+40%
Rental Income
+$82K
Total Position
$410K
+76%
11.9%/yr
Year 10
Capital Value
$460K
+97%
Rental Income
+$178K
Total Position
$638K
+173%
10.6%/yr
Year 20
Capital Value
$904K
+287%
Rental Income
+$417K
Total Position
$1.3M
+465%
9.0%/yr
Year 30
Capital Value
$1.8M
+661%
Rental Income
+$738K
Total Position
$2.5M
+977%
8.2%/yr

Ask Brixfox AI

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

Try one of these

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.6% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Good
$159 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
120 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Canggu — high tourist traffic
Freehold ownership — maximum long-term security

Watch Out

Occupancy at 39% — 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.
5.0%
$982/mo
40% occ.
6.8%
$1,321/mo
current
39% occ.
6.6%
$1,293/mo
current
49% occ.
8.4%
$1,632/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.