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Charming 1 Bedroom Villa Close to Batu Bolong & Canggu Hotspots

Charming 1 Bedroom Villa Close to Batu Bolong & Canggu Hotspots

Canggu, Bali

$138k

Price

8.4%

ROI

1

Bedrooms

39%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 65 m²
Build: 67 m²
Est. Revenue: $17k/yr
Avg Nightly Rate: $118

Investment Analysis

Discover this charming 1 bedroom villa in Babakan, Canggu, available on a leasehold title with 29 years remaining. Each unit offers 65 m² of land and a 67 m²

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

Charming 1 Bedroom Villa Close to Batu Bolong & Canggu Hotspots

Canggu · Canggu · Ref BF-172640 Source verified · Balitecture · listed 19 Jun 2026
Asking price · Leasehold
$138,000
View original listing
Ownership
Leasehold
Bedrooms
1
Bathrooms
2
Built area
67 m²
Land
65 m²
True net yield
3.9%
≈ $962/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 29 yrs
Lease-adjusted return
0.5% / yr
over 29-yr lease, capital not recovered
Brixfox Score 64 · B
29 yrs left on lease
Short lease — 29 yrs left. The 3.9% 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 0.5%/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)
$118/night
50% ($59)Brixfox estimate($118/night)200% ($235)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$11,542
Airbnb data$118/night · 39% occupancy
Rental income
$118/night · 39% occ.
$16,833
Running costs (20%)
Utilities, cleaning, maintenance
-$3,367
Income tax (10%)
Indonesian rental income tax
-$1,683
Property tax
Annual property tax
-$242
Net income
8.4% ROI
$11,542

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$138,000
Lease transfer & notarial admin (~1%)$1,380
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$4,680
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$8,710
($5,360–$12,060)
Furnishing & STR launch
1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$18,100
All-in investment$169,490

Gross yield (asking)

12.2%

True gross yield (all-in)

9.9%

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 29 years remaining.

$600K$450K$300K$150K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $138KPeak Capital Value: Yr 4 ($143K)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 11: 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
$142K
+3%
24 years remaining
Rental Income
+$61K
Total Position
$203K
+47%
8.1%/yr
Year 10
Capital Value
$131K
-5%
19 years remaining
Rental Income
+$132K
Total Position
$263K
+91%
6.7%/yr
Year 15
Capital Value
$88K
-36%
14 years remaining
Rental Income
+$215K
Total Position
$302K
+119%
5.4%/yr
Year 20
Capital Value
$43K
-69%
9 years remaining
Rental Income
+$310K
Total Position
$353K
+156%
4.8%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 9+ yrs operating 140+ properties managed ~1h guest response

Canggu Stay Co.

Vetted

Full-service villa management across South Bali

20%
Management fee
of rental revenue — already in your Managed figures

Hands-off short-stay management for absentee owners — from licensing to nightly guest care. Your villa earns from day one without you on the ground.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & tropical-garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Canggu Stay Co.

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.4% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Average
$118 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
65 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 8.4% — outperforms most villas in this market
29+ year lease — strong tenure runway

Watch Out

Occupancy at 39% — factor in seasonal gaps
ADR of $118 limits revenue ceiling — consider repositioning potential

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.4%
$732/mo
40% occ.
8.5%
$983/mo
current
39% occ.
8.4%
$962/mo
current
49% occ.
10.5%
$1,212/mo

Lease Timeline

29 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.