Leasehold investment opportunity in fashionable Batu Bolong area

Leasehold investment opportunity in fashionable Batu Bolong area

Canggu, Bali

$1.1M

Price

18

Bedrooms

23%

Occupancy

9 Bathrooms
Ownership: Leasehold
Land: 600 m²
Build: 1171 m²
Est. Revenue: $44k/yr
Avg Nightly Rate: $520

Cost to reproduce & long-term let

Asking price 6% below cost to reproduce — reproducing it would cost about $1.2M

How it compares in Canggu

  • Expected occupancy of 23% compares with a 66% median across 1373 tracked Canggu villas.
  • Its expected nightly rate of $520 sits above the Canggu median of $117.
  • Brixfox ranks its projected net yield in the bottom half of the 1369 live Canggu listings it tracks.
How Brixfox computes these figures

Investment Analysis

Seize the chance to own a vibrant and high-yielding hostel in the heart of Batu Bolong, one of Bali’s most sought-after destinations

Price
$1,101,906
ReportInquire
18-bedroom leasehold villa in Canggu — photo 1 of 5
Kibarer
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18-bedroom leasehold villa in Canggu — photo 2 of 5
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18-bedroom leasehold villa in Canggu — photo 3 of 5
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18-bedroom leasehold villa in Canggu — photo 4 of 5
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18-bedroom leasehold villa in Canggu — photo 5 of 5
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Leasehold investment opportunity in fashionable Batu Bolong area

Canggu · Batu Bolong · Ref BF-14058Source · Kibarer · listed 30 May 2026
Asking price · Leasehold
$1,101,906
Listed 167 days ago
Net yield
1.6%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 27 yrs, with no resale value
Inquire about this property
  • 6% below cost to reproduce
  • 27-year lease · -2.1% after lease amortisation
Weak caseBrixfox read · from this listing's stored figures

This 18-bedroom Canggu leasehold offers an indicative 1.6% net yield based on 7 nearby Airbnb comparables, representing a weak case for remote investors.

Why
Strengths
  • •Asking price is 6% below the estimated cost to reproduce the land and construction
  • •The villa has a large footprint of 1171 m² built area on 600 m² of land in Batu Bolong
Risks
  • •The 27-year leasehold term results in zero resale value at the end of the investment period
  • •Projected occupancy is low at 23% with a net yield based on fewer than ten comparables
  • •Zoning has not been checked and the property has remained on the market for 5 months

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 11 Nov 2026.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
18
Bathrooms
9
Built area
1171 m²
Land
600 m²
Brixfox Score 51 · C Leasehold · 27 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 27 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
1.6%
$17,939 net operating income /yr
Gross yield · all-in basis
3.9%
−2.3 pts in operating costs & local taxes
After lease amortisation:-2.1%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent does not repay it within the lease: 63.3 of 27 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Canggu — live calendar data.

No Airbnb match on file

We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$520
Expected booked rate (market-calibrated)
Expected occupancy
23%
Full-year estimate, market-calibrated
Projected annual revenue
$44,148
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
Monthly occupancy relative to the annual average, measured over three years in Canggu.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.1% of price, auto-calculated
$12,400
PPAT notary (lease deed)$11,019
Legal due diligence$1,381
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$1,136,344
+3.1% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$44,148
Rental management
−$8,830
Booking channel fees
−$2,207
Utilities
−$2,207
Cleaning & laundry
−$2,207
Maintenance & repairs
−$2,207
Insurance
−$1,324
Guest supplies & consumables
−$883
Property tax (PBB)
−$1,928
PPh 4(2) final tax on rent
−$4,415
Net operating income
$17,939/yr
Net yield on all-in investment
1.6%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 27 yrs remaining−$42,087/yr
Net yield after lease amortisation-2.1%
Payback vs remaining term63.3 yrs of 27 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 6% below cost to reproducecost ≈ $1.2MMedium confidence
Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Canggu · Batu Bolong

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

51C
LocationStrong
Premium area with high rental demand
Rental YieldWeak
1.6% net yield on all-in cost
OccupancyWeak
23% average occupancy
Nightly RateStrong
$520 per night
Visual AppealStrong
8/10 visual appeal
Size & SpaceStrong
600 m² land area
ZoningAverage
STR zoning not confirmed
TenureGood
27 years remaining on lease
Prime location in Batu Bolong — high tourist traffic
Premium nightly rate of $520 — positioned in the top tier
Stunning visuals (8/10) — commands premium nightly rates
Net yield of 1.6% (fully managed, on all-in cost) is below the market average — model your cashflow carefully
Occupancy at 23% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
Expected23%$17,9411.6%
+7 pts occupancy30%$23,6772.1%
+10 pts occupancy33%$26,4762.3%
+17 pts occupancy40%$32,2122.8%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway27 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback63.3 yearsfrom net rent at the expected case
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Questions about this listing, answered from its data

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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

This 18-bedroom Canggu leasehold offers an indicative 1.6% net yield based on 7 nearby Airbnb comparables, representing a weak case for remote investors.

Strengths
  • •Asking price is 6% below the estimated cost to reproduce the land and construction
  • •The villa has a large footprint of 1171 m² built area on 600 m² of land in Batu Bolong
Risks
  • •The 27-year leasehold term results in zero resale value at the end of the investment period
  • •Projected occupancy is low at 23% with a net yield based on fewer than ten comparables
  • •Zoning has not been checked and the property has remained on the market for 5 months

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Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use Brixfox Intelligence rental data from tracked Airbnb calendars. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.