Stylish three bedroom leasehold villa walking distance to the beach in Batu Bolong

Stylish three bedroom leasehold villa walking distance to the beach in Batu Bolong

Canggu, Bali

$620k

Price

3

Bedrooms

66%

Occupancy

4 Bathrooms
Ownership: Leasehold
Land: 300 m²
Build: 250 m²
Est. Revenue: $35k/yr
Avg Nightly Rate: $147

Cost to reproduce & long-term let

Asking price 87% above cost to reproduce — reproducing it would cost about $332k

Long-term rental alternative: ~$31k/yr gross rent

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

How it compares in Canggu

  • Expected occupancy of 66% compares with a 66% median across 1373 tracked Canggu villas.
  • Its expected nightly rate of $147 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

Located in the heart of Batu Bolong, this stylish three-bedroom leasehold villa offers the perfect blend of comfort, design, and convenience—all within walking distance to the beach

Price
$620,259
ReportInquire
3-bedroom leasehold villa in Canggu — photo 1 of 5
Kibarer
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3-bedroom leasehold villa in Canggu — photo 2 of 5
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3-bedroom leasehold villa in Canggu — photo 3 of 5
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3-bedroom leasehold villa in Canggu — photo 4 of 5
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3-bedroom leasehold villa in Canggu — photo 5 of 5
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Stylish three bedroom leasehold villa walking distance to the beach in Batu Bolong

Canggu · Batu Bolong · Ref BF-14451Source · Kibarer · listed 30 May 2026
Asking price · Leasehold
$620,259
Listed 167 days ago
Net yield
2.3%
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
  • 87% above cost to reproduce · 73% above the Canggu median for 3-bedroom villas
  • 27-year lease · -1.4% after lease amortisation
Mixed caseBrixfox read · from this listing's stored figures

A mixed case: this Batu Bolong villa nets 2.3% on all-in cost (96 comparables, high confidence), modest for a 27-year leasehold.

Why
Strengths
  • •High-confidence net yield of 2.3% rests on 96 nearby Airbnb comparables, a deep, consistent set
  • •Gross yield of 5.5% on all-in cost, with projected annual revenue of $35,267
  • •Occupancy of 66% at an average daily rate of $147 supports the revenue projection
Risks
  • •Leasehold with 27 years remaining; the villa reverts to the landowner with no resale value at lease end
  • •Asking price sits 87% above the cost to reproduce the villa (land and construction)
  • •Short-term letting nets 2.3% versus 2.8% for a long-term let, a 0.5-point gap; zoning not checked

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
3
Bathrooms
4
Built area
250 m²
Land
300 m²
Brixfox Score 60 · C+· top 85% 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.
2.3%
$14,785 net operating income /yr
Gross yield · all-in basis
5.5%
−3.2 pts in operating costs & local taxes
After lease amortisation:-1.4%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: 43.3 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
$147
Expected booked rate (market-calibrated)
Expected occupancy
66%
Full-year estimate, market-calibrated
Projected annual revenue
$35,267
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
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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· 1.2% of price, auto-calculated
$7,584
PPAT notary (lease deed)$6,203
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
$640,248
+3.2% 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
$35,267
Rental management
−$7,053
Booking channel fees
−$1,763
Utilities
−$1,763
Cleaning & laundry
−$1,763
Maintenance & repairs
−$1,763
Insurance
−$1,058
Guest supplies & consumables
−$705
Property tax (PBB)
−$1,085
PPh 4(2) final tax on rent
−$3,527
Net operating income
$14,785/yr
Net yield on all-in investment
2.3%

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−$23,713/yr
Net yield after lease amortisation-1.4%
Payback vs remaining term43.3 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 87% above cost to reproducecost ≈ $332kMedium confidence
Long-term rental alternative: ~$31k/yr gross rent2.8% net yieldHigh confidence

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

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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

60C+
LocationStrong
Premium area with high rental demand
Rental YieldAverage
2.3% net yield on all-in cost
OccupancyGood
66% average occupancy
Nightly RateGood
$147 per night
Visual AppealGood
7/10 visual appeal
Size & SpaceAverage
300 m² land area
ZoningAverage
STR zoning not confirmed
TenureGood
27 years remaining on lease
Prime location in Batu Bolong — high tourist traffic
Net yield of 2.3% (fully managed, on all-in cost) is near the market average — model your cashflow carefully
Compact plot at 300 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.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy46%$9,9731.6%
-10 pts occupancy56%$12,3791.9%
Expected66%$14,7852.3%
+10 pts occupancy76%$17,1922.7%

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.
Payback43.3 yearsfrom net rent at the expected case
Ask Brixfox

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

A mixed case: this Batu Bolong villa nets 2.3% on all-in cost (96 comparables, high confidence), modest for a 27-year leasehold.

Strengths
  • •High-confidence net yield of 2.3% rests on 96 nearby Airbnb comparables, a deep, consistent set
  • •Gross yield of 5.5% on all-in cost, with projected annual revenue of $35,267
  • •Occupancy of 66% at an average daily rate of $147 supports the revenue projection
Risks
  • •Leasehold with 27 years remaining; the villa reverts to the landowner with no resale value at lease end
  • •Asking price sits 87% above the cost to reproduce the villa (land and construction)
  • •Short-term letting nets 2.3% versus 2.8% for a long-term let, a 0.5-point gap; zoning not checked

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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.