Contemporary Two Bedroom Villa with tropical accents in Canggu

Contemporary Two Bedroom Villa with tropical accents in Canggu

Bali, Bali

$186k

Price

2.1%

ROI

2

Bedrooms

4%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 90 m²
Build: 94 m²
Est. Revenue: $3k/yr
Avg Nightly Rate: $236

Investment Analysis

The moment you step into this beautiful villa, you will be greeted by a spacious swimming pool and tranquil tanning area, providing the perfect setting to relax after a day exploring the vibrant surroundings of Canggu and its world-famous beaches.

Kibarer
Bali / Canggu

Contemporary Two Bedroom Villa with tropical accents in Canggu

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
94 m²
Land Plot
90 m²
Tenure
Lease 21yr
Yield Curve Status

Grade C investment — long-term rental yields 2.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score36
GradeC
Brixfox Intelligence
36CModerate
Score Breakdown
ROI & Yield40%
Capital Growth38%
Risk Profile39%
Market Demand36%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
-3.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-4.8%
-$45K in 5yr (-24%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.1%
$169/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
91.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$236/night
50% ($118)Brixfox estimate($236/night)200% ($472)
Occupancy
4%
10%Brixfox estimate(4%)100%

Short-Term Rental

Yearly income
$2,028
Airbnb data$236/night · 4% occupancy
Rental income
$236/night · 4% occ.
$3,362
Running costs (20%)
Utilities, cleaning, maintenance
-$672
Income tax (10%)
Indonesian rental income tax
-$336
Property tax
Annual property tax
-$325
Net income
1.1% ROI
$2,028

Long-Term Rental

Yearly income
$3,774
31 comps
Rental income
$591/mo
$5,670
Agency fee (10%)
Finder's fee per tenant
-$567
Vacancy (~8%)
1.5mo gap per tenancy
-$436
Income tax (10%)
Indonesian rental income tax
-$567
Property tax
Annual property tax
-$325
Net income
2.0% ROI
$3,774

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$185,895
BPHTB (freehold transfer tax)$9,295
Notary & registration$1,800
Legal / due diligence$1,859
Total acquisition costs$12,954
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,350
($0–$4,700)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$236,899

Gross yield (asking)

1.8%

True gross yield (all-in)

1.4%

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 21 years remaining.

$214K$161K$107K$54K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $186KPeak Capital Value: Now
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.
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
$141K
-24%
16 years remaining
Rental Income
+$11K
Total Position
$152K
-18%
-4.0%/yr
Year 10
Capital Value
$80K
-57%
11 years remaining
Rental Income
+$23K
Total Position
$103K
-44%
-5.7%/yr
Year 15
Capital Value
$30K
-84%
6 years remaining
Rental Income
+$38K
Total Position
$67K
-64%
-6.5%/yr
Year 20
Capital Value
$4K
-98%
1 years remaining
Rental Income
+$54K
Total Position
$59K
-68%
-5.6%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Weak
1.1% annual return
Occupancy
Weak
4% average occupancy
Nightly Rate
Strong
$236 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
90 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
21 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Premium nightly rate of $236 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 1.1% is below the market average — model your cashflow carefully
Occupancy at 4% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
9.6%
$1,481/mo
40% occ.
12.8%
$1,984/mo
4% occ.
1.1%
$169/mo
current
14% occ.
4.3%
$672/mo

Lease Timeline

21 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 6 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.