Amazing Four Bedroom Leasehold Property with Good ROI Near Berawa Beach

Amazing Four Bedroom Leasehold Property with Good ROI Near Berawa Beach

Canggu, Bali

$480k

Price

4

Bedrooms

38%

Occupancy

4 Bathrooms
Ownership: Leasehold
Land: 450 m²
Build: 280 m²
Est. Revenue: $68k/yr
Avg Nightly Rate: $489

Cost to reproduce & long-term let

Reproducing this villa would cost about $291k — reproducing it would cost about $291k

Long-term rental alternative: ~$51k/yr gross rent

A long-term let is projected to out-earn short-term letting.

How it compares in Canggu

  • Expected occupancy of 38% compares with a 68% median across 1338 tracked Canggu villas.
  • Its expected nightly rate of $489 sits above the Canggu median of $172.
  • Brixfox ranks its projected net yield in the bottom half of the 1332 live Canggu listings it tracks.
How Brixfox computes these figures

Investment Analysis

This amazing four-bedroom leasehold property is perfectly positioned just a short walk from Berawa Beach, placing it in one of Bali’s most in-demand rental locations

Price
$480,169
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4-bedroom leasehold villa in Canggu — photo 1 of 5
Kibarer
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4-bedroom leasehold villa in Canggu — photo 2 of 5
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4-bedroom leasehold villa in Canggu — photo 3 of 5
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4-bedroom leasehold villa in Canggu — photo 4 of 5
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4-bedroom leasehold villa in Canggu — photo 5 of 5
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Amazing Four Bedroom Leasehold Property with Good ROI Near Berawa Beach

Canggu · Berawa · Ref BF-14199Source · Kibarer · listed 30 May 2026
Asking price · Leasehold
$480,169
Net yield
6.0%
Fully managed · Non-resident tax
Cash yield while the lease runs — capital not recovered after 16 yrs
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AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Ownership
Leasehold
Bedrooms
4
Bathrooms
4
Built area
280 m²
Land
450 m²
Brixfox Score 81 · B+· top 50% Leasehold · 16 yrs leftFinancial analysis ↓
Short lease — 16 yrs left. The net yield below is cash income while the lease runs; your capital is not recovered when it ends — 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 · 16 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.
6.0%
$29,684 net operating income /yr
Gross yield · all-in basis
13.7%
−7.7 pts in operating costs & local taxes
After lease amortisation:-0.2%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: 16.7 of 16 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.

Found on Airbnb

This exact villa, photo-verified at 98% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

42%booked
—rating
0reviews
$509per night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 42% of nights, and it advertises $509/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below are built from this listing's own window rather than the area median, which is why they can sit well above comparable properties nearby.

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
$489
Expected booked rate (market-calibrated)
Expected occupancy
38%
Full-year estimate, market-calibrated
Projected annual revenue
$67,830
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

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· 1.3% of price, auto-calculated
$6,218
PPAT notary (lease deed)$4,802
Legal due diligence$1,416
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
$495,990
+3.3% 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
$67,830
Rental management
−$13,566
Booking channel fees
−$3,392
Utilities
−$3,392
Cleaning & laundry
−$3,392
Maintenance & repairs
−$3,392
Insurance
−$2,035
Guest supplies & consumables
−$1,357
Property tax (PBB)
−$840
PPh 4(2) final tax on rent
−$6,783
Net operating income
$29,684/yr
Net yield on all-in investment
6.0%

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 — your capital is not returned 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 ÷ 16 yrs remaining−$30,999/yr
Net yield after lease amortisation-0.2%
Payback vs remaining term16.7 yrs of 16 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
Reproducing this villa would cost about $291kcost ≈ $291kLow confidence
Long-term rental alternative: ~$51k/yr gross rent6.5% net yieldHigh confidence

Long-term letting projected to outperform short-term by 0.5 points.

Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Surroundings confirmed

Canggu · Berawa

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Independently Verified

Cross-checked across 1 platform

Location corroborated

An independent listing places this property within about 172 m of the agency's pin. This confirms the surroundings, not the exact address.

Also listed on

Airbnb

Each link was confirmed against this property — by photo comparison, or by matching its verified name and position — never by proximity alone. The pages themselves are Pro evidence.

Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

81B
LocationStrong
Premium area with high rental demand
Rental YieldStrong
6.0% net yield on all-in cost
OccupancyWeak
38% average occupancy
Nightly RateStrong
$489 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceGood
450 m² land area
ZoningStrong
Zoned for short-term rentals
TenureAverage
16 years remaining on lease
Prime location in Berawa — high tourist traffic
Strong net yield at 6.0% (fully managed, on all-in cost) — outperforms most villas in this market
Premium nightly rate of $489 — positioned in the top tier
Occupancy at 38% — factor in seasonal gaps
16 years left on lease — impacts resale value and financing

Strong income today, but the 16-year lease is short — returns are front-loaded and the asset depreciates toward lease end. Best for yield-focused buyers comfortable with a wasting asset and a lease-extension plan, less so passive long-term holders.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-8 pts occupancy30%$23,2434.7%
Expected38%$29,6816.0%
+2 pts occupancy40%$31,2706.3%
+10 pts occupancy48%$37,7087.6%

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

Lease runway16 yearsCautionPlan an exit within ~1 years, while resale is still easy.
Payback10.3 yearsfrom net rent at the expected case
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Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
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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 verified Brixfox Intelligence rental data. 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.