FANTASTIC CONTEMPORARY VILLA IN PRIME AREA OF CANGGU

FANTASTIC CONTEMPORARY VILLA IN PRIME AREA OF CANGGU

Bali, Bali

$778k

Price

4.6%

ROI

3

Bedrooms

50%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 500 m²
Build: 250 m²
Est. Revenue: $56k/yr
Avg Nightly Rate: $306

Investment Analysis

This fantastic contemporary villa is located at the heart of Canggu. It just takes 5 minutes to drive to Echo Beach, and within walking distance to the most trending cafes, shops, and attractions like Deus Ex Machina. The villa is built on a spacious 5 Are land with 250 square meters of living space, located down a quiet private road. The living spaces of this 3-bedroom villa offer high ceilings to create a spacious home feeling and lush airflow in all the indoor spaces. Huge dining and living areas are connected to a spacious fully-equipped kitchen, overlooking the garden and swimming pool. The bedrooms are equipped with an ensuite bathroom and huge sliding glass doors to allow natural light through while framing views of the pool. There’s also a sundeck, storage spaces, and a parking area for 1 car + scooters. This villa is an excellent choice for families or digital nomads that looks for a spacious home to work and live in the prime area of Canggu.

Propertia
Bali / Canggu

FANTASTIC CONTEMPORARY VILLA IN PRIME AREA OF CANGGU

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
250 m²
Land Plot
500 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C+ investment — long-term rental yields 7.8% net return annually.

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The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$34K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.9%
$3,177/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
27 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$306/night
50% ($153)Brixfox estimate($306/night)200% ($613)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$38,118
Airbnb data$306/night · 50% occupancy
Rental income
$306/night · 50% occ.
$56,399
Running costs (20%)
Utilities, cleaning, maintenance
-$11,280
Income tax (10%)
Indonesian rental income tax
-$5,640
Property tax
Annual property tax
-$1,361
Net income
4.9% ROI
$38,118

Long-Term Rental

Yearly income
$60,635
50 comps
Rental income
$8,931/mo
$85,739
Agency fee (10%)
Finder's fee per tenant
-$8,574
Vacancy (~8%)
1.5mo gap per tenancy
-$6,595
Income tax (10%)
Indonesian rental income tax
-$8,574
Property tax
Annual property tax
-$1,361
Net income
7.8% ROI
$60,635

Long-term rental earns more with lower risk and less effort.

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$777,778
BPHTB (freehold transfer tax)$38,889
Notary & registration$1,800
Legal / due diligence$7,778
Total acquisition costs$48,467
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,250
($0–$12,500)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$875,395

Gross yield (asking)

7.3%

True gross yield (all-in)

6.4%

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

Leasehold with 30 years remaining.

$2.1M$1.6M$1.0M$521K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $778KPeak Capital Value: Yr 5 ($811K)Paid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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 17: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5Peak
Capital Value
$811K
+4%
25 years remaining
Rental Income
+$202K
Total Position
$1.0M
+30%
5.4%/yr
Year 10
Capital Value
$784K
+1%
20 years remaining
Rental Income
+$437K
Total Position
$1.2M
+57%
4.6%/yr
Year 15
Capital Value
$545K
-30%
15 years remaining
Rental Income
+$709K
Total Position
$1.3M
+61%
3.2%/yr
Year 20
Capital Value
$281K
-64%
10 years remaining
Rental Income
+$1.0M
Total Position
$1.3M
+68%
2.6%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
4.9% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$306 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Premium nightly rate of $306 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 4.9% is near the market average — model your cashflow carefully
Occupancy at 50% — 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.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.9%
$1,872/mo
40% occ.
3.9%
$2,524/mo
50% occ.
4.9%
$3,177/mo
current
60% occ.
5.9%
$3,829/mo

Lease Timeline

30 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

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.