READY NOW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN CANGGU BE-2057

READY NOW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN CANGGU BE-2057

Bali, Bali

$895k

Price

5.2%

ROI

5

Bedrooms

36%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 742 m²
Build: 532 m²
Est. Revenue: $91k/yr
Avg Nightly Rate: $692

Investment Analysis

Located in the Canggu area, this villa has a strategic location, only 7 minutes from the touristic center of Canggu. It is situated in a quiet area close to cafes, beaches, restaurants, gyms, and wellness retreat areas. This makes it the perfect place for both relaxation and convenience.The villa is designed to provide the ultimate retreat for you and your loved ones, featuring spacious living areas across three stories. The floor-to-ceiling sliding windows offer stunning views of the pool and gardens, creating a seamless indoor-outdoor experience. The dining area is equipped with a full kitchen, complete with all essential amenities, and is complemented by a stylish sunken lounge in the living area with large screen to watch movie. With 5 bedrooms and 5 en-suite bathrooms, this villa offers both luxury and comfort. Enjoy a spacious outdoor area with a large pool, water slide, hammock, swing, BBQ, football goal, and poolside lounge chairs. The rooftop features a hot tub, mini golf, and a gym, creating the perfect recreation space. This spacious and stunning villa is a perfect opportunity for you.

Bali Exception
Bali / Canggu

READY NOW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN CANGGU BE-2057

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
532 m²
Land Plot
742 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — long-term rental yields 7.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+5.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$72K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$5,173/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$692/night
50% ($346)Brixfox estimate($692/night)200% ($1385)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$62,072
Airbnb data$692/night · 36% occupancy
Rental income
$692/night · 36% occ.
$90,911
Running costs (20%)
Utilities, cleaning, maintenance
-$18,182
Income tax (10%)
Indonesian rental income tax
-$9,091
Property tax
Annual property tax
-$1,566
Net income
6.9% ROI
$62,072

Long-Term Rental

Yearly income
$63,544
50 comps
Rental income
$9,380/mo
$90,046
Agency fee (10%)
Finder's fee per tenant
-$9,005
Vacancy (~8%)
1.5mo gap per tenancy
-$6,927
Income tax (10%)
Indonesian rental income tax
-$9,005
Property tax
Annual property tax
-$1,566
Net income
7.1% ROI
$63,544

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$895,000
BPHTB (freehold transfer tax)$44,750
Notary & registration$1,800
Legal / due diligence$8,950
Total acquisition costs$55,500
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$13,300
($0–$26,600)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$1,021,100

Gross yield (asking)

10.2%

True gross yield (all-in)

8.9%

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 24 years remaining.

$2.5M$1.8M$1.2M$614K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $895KPeak Capital Value: NowPaid 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 13: 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 5
Capital Value
$823K
-8%
19 years remaining
Rental Income
+$330K
Total Position
$1.2M
+29%
5.2%/yr
Year 10
Capital Value
$553K
-38%
14 years remaining
Rental Income
+$712K
Total Position
$1.3M
+41%
3.5%/yr
Year 15
Capital Value
$272K
-70%
9 years remaining
Rental Income
+$1.2M
Total Position
$1.4M
+59%
3.2%/yr
Year 20
Capital Value
$74K
-92%
4 years remaining
Rental Income
+$1.7M
Total Position
$1.7M
+95%
3.4%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.9% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$692 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
742 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Premium nightly rate of $692 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 36% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use

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.
5.8%
$4,291/mo
40% occ.
7.7%
$5,765/mo
36% occ.
6.9%
$5,173/mo
current
46% occ.
8.9%
$6,647/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 years while the property is still easy to sell.

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.