Ready Now 2 Bedroom Villa for Sale Leasehold in Batu Bolong Be-3157

Ready Now 2 Bedroom Villa for Sale Leasehold in Batu Bolong Be-3157

Canggu, Bali

$249k

Price

7.5%

ROI

2

Bedrooms

40%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 136 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $188

Investment Analysis

This Villa BE-3157 located in Canggu is for sale with Leasehold ownership for EUR214,480, IDR4,423,007,415

2-bedroom leasehold villa in Canggu — photo 1 of 5
Bali Exception
2-bedroom leasehold villa in Canggu — photo 2 of 5
2-bedroom leasehold villa in Canggu — photo 3 of 5
2-bedroom leasehold villa in Canggu — photo 4 of 5
2-bedroom leasehold villa in Canggu — photo 5 of 5

Ready Now 2 Bedroom Villa for Sale Leasehold in Batu Bolong Be-3157

Canggu · Canggu · Ref BF-160331 Source verified · Bali Exception · listed 19 Jun 2026
Asking price · Leasehold
$249,000
View original listing
Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Land
136 m²
True net yield
3.6%
≈ $1,565/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 23.5 yrs
Lease-adjusted return
-0.7% / yr
over 23.5-yr lease, capital not recovered
Brixfox Score 51 · C+
23.5 yrs left on lease
Short lease — 23.5 yrs left. The 3.6% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about -0.7%/yr — unless you extend the lease.
Modelled from Airbnb listings we track across Canggu — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Canggu

Canggu, Pin from agency listing

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Airbnb Comp Analysis

Finding Airbnb comps...

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$188/night
50% ($94)Brixfox estimate($188/night)200% ($377)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$18,780
Airbnb data$188/night · 40% occupancy
Rental income
$188/night · 40% occ.
$27,451
Running costs (20%)
Utilities, cleaning, maintenance
-$5,490
Income tax (10%)
Indonesian rental income tax
-$2,745
Property tax
Annual property tax
-$436
Net income
7.5% ROI
$18,780

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$249,000
Lease transfer & notarial admin (~1%)$2,490
Notary & registration$1,800
Legal / due diligence$2,490
Total acquisition costs$6,780
RenovationMove-in ready
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$291,480

Gross yield (asking)

11.0%

True gross yield (all-in)

9.4%

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 23.5 years remaining.

$704K$528K$352K$176K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $249KPeak 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 12: 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
$223K
-11%
18.5 years remaining
Rental Income
+$100K
Total Position
$323K
+30%
5.3%/yr
Year 10
Capital Value
$147K
-41%
13.5 years remaining
Rental Income
+$215K
Total Position
$362K
+45%
3.8%/yr
Year 15
Capital Value
$70K
-72%
8.5 years remaining
Rental Income
+$349K
Total Position
$420K
+69%
3.5%/yr
Year 20
Capital Value
$18K
-93%
3.5 years remaining
Rental Income
+$505K
Total Position
$523K
+110%
3.8%/yr

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.5% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Good
$188 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
136 m² land area
Zoning
Average
Mixed (per agency) — verify in RTRW
Tenure
Good
23.5 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 40% — factor in seasonal gaps
Compact plot at 136 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.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.6%
$1,167/mo
40% occ.
7.6%
$1,569/mo
current
40% occ.
7.5%
$1,565/mo
current
50% occ.
9.5%
$1,966/mo

Lease Timeline

23.5 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8.5 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.