Modern Luxury Three Bedroom Villa in Padonan

Modern Luxury Three Bedroom Villa in Padonan

Bali, Bali

$364k

Price

7.1%

ROI

3

Bedrooms

52%

Occupancy

3 Bathrooms
Ownership: freehold
Land: 200 m²
Build: 348 m²
Est. Revenue: $93k/yr
Avg Nightly Rate: $493

Investment Analysis

Villa with an elegant classic modern touch with 3+1 bedrooms , for land area 200 sqm and floor area 348 sqm (2 level) . Construction starts early oct 2023 and finished in early April 2024 . The room with a touch of white ceramic floor makes it look clean and spacious, A house with complete high quality furniture and electronics, has been adapted to a classic modern design, making it easy to maintain. With all new modern furniture adds to the classic and elegant impression. The villa area is a quiet residential area but not far from batu bolong beach and  berawa beach, Canggu, so it is very suitable for families or investors to occupy, because it is very easy to find the location, only 200 m from the villa location to main street. The lower floor consists of a garage (can be used for 1 car and 2 motorbike), a small garden with fresh green plant, a living room, kitchen, dining room, master bedroom, and an en suite bathroom with bathtub. View to the swimming pool. Swimming pool with a size of 7.5 m x 4 m . The second floor consists of 2 bedrooms, with private bathroom, family room, laundry room, drying area and maid's room. Around the villa which is close to public facilities , it only takes 10 minutes drive to Pepito Market Canggu , 15 minutes drive to Batu Bolong Beach 15  minutes drive to berawa beach Canggu which is lots of boutiques, hotel, restaurants, cafes and there are many villas or guest houses around the location, making it suitable.

Kibarer
Bali / Canggu

Modern Luxury Three Bedroom Villa in Padonan

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
348 m²
Land Plot
200 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 17.7% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+22.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$79K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
17.7%
$5,387/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.6 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$493/night
50% ($247)Brixfox estimate($493/night)200% ($987)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$64,645
Airbnb data$493/night · 52% occupancy
Rental income
$493/night · 52% occ.
$93,261
Running costs (20%)
Utilities, cleaning, maintenance
-$18,652
Income tax (10%)
Indonesian rental income tax
-$9,326
Property tax
Annual property tax
-$637
Net income
17.7% ROI
$64,645

Long-Term Rental

Yearly income
$12,573
31 comps
Rental income
$1,903/mo
$18,270
Agency fee (10%)
Finder's fee per tenant
-$1,827
Vacancy (~8%)
1.5mo gap per tenancy
-$1,405
Income tax (10%)
Indonesian rental income tax
-$1,827
Property tax
Annual property tax
-$637
Net income
3.5% ROI
$12,573

Short-term rental earns 5.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Bali.

$4.9M$3.7M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $364K
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$443K
+22%
Rental Income
+$343K
Total Position
$786K
+116%
16.6%/yr
Year 10
Capital Value
$539K
+48%
Rental Income
+$741K
Total Position
$1.3M
+252%
13.4%/yr
Year 20
Capital Value
$798K
+119%
Rental Income
+$1.7M
Total Position
$2.5M
+596%
10.2%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$3.1M
Total Position
$4.3M
+1069%
8.5%/yr

Location

Bali

Canggu, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
17.7% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$493 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 17.7% — outperforms most Bali villas
Premium nightly rate of $493 — positioned in the top tier

Watch Out

Occupancy at 52% — factor in seasonal gaps
Compact plot at 200 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

32% occ.
10.8%
$3,286/mo
42% occ.
14.3%
$4,336/mo
52% occ.
17.7%
$5,387/mo
current
62% occ.
21.2%
$6,438/mo

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.