3-Bedroom Villa Retreat in Canggu

3-Bedroom Villa Retreat in Canggu

Bali, Bali

$1.1M

Price

2.1%

ROI

3

Bedrooms

52%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 583 m²
Build: 865 m²
Est. Revenue: $86k/yr
Avg Nightly Rate: $453

Investment Analysis

Nestled amidst the serene landscapes of Canggu, this enchanting villa offers a peaceful escape with its three spacious bedrooms. Each bedroom is thoughtfully designed to provide a haven of comfort and relaxation, while the villa's open living spaces exude a sense of luxury and tranquility.

Kibarer
Bali / Canggu

3-Bedroom Villa Retreat in Canggu

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
865 m²
Land Plot
583 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 5.2% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score45
GradeC+
Brixfox Intelligence
45C+Moderate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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
+4.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$38K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$4,834/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
24 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$453/night
50% ($227)Brixfox estimate($453/night)200% ($906)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$58,003
Airbnb data$453/night · 52% occupancy
Rental income
$453/night · 52% occ.
$85,648
Running costs (20%)
Utilities, cleaning, maintenance
-$17,130
Income tax (10%)
Indonesian rental income tax
-$8,565
Property tax
Annual property tax
-$1,951
Net income
5.2% ROI
$58,003

Long-Term Rental

Yearly income
$32,150
31 comps
Rental income
$4,913/mo
$47,160
Agency fee (10%)
Finder's fee per tenant
-$4,716
Vacancy (~8%)
1.5mo gap per tenancy
-$3,628
Income tax (10%)
Indonesian rental income tax
-$4,716
Property tax
Annual property tax
-$1,951
Net income
2.9% ROI
$32,150

Short-term rental earns 1.8x more but requires active management.

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$1,114,591
BPHTB (freehold transfer tax)$55,730
Notary & registration$1,800
Legal / due diligence$11,146
Total acquisition costs$68,676
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$21,625
($0–$43,250)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$40,700
All-in investment$1,245,592

Gross yield (asking)

7.7%

True gross yield (all-in)

6.9%

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 25 years remaining.

$2.4M$1.8M$1.2M$608K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.1MPeak Capital Value: NowPaid back
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 16: 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
$1.1M
-3%
20 years remaining
Rental Income
+$308K
Total Position
$1.4M
+24%
4.4%/yr
Year 10
Capital Value
$749K
-33%
15 years remaining
Rental Income
+$665K
Total Position
$1.4M
+27%
2.4%/yr
Year 15
Capital Value
$386K
-65%
10 years remaining
Rental Income
+$1.1M
Total Position
$1.5M
+31%
1.8%/yr
Year 20
Capital Value
$112K
-90%
5 years remaining
Rental Income
+$1.6M
Total Position
$1.7M
+50%
2.0%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
5.2% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$453 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
583 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Premium nightly rate of $453 — positioned in the top tier
Generous 583 m² land — room for expansion or amenities

Watch Out

Occupancy at 52% — 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

32% occ.
3.1%
$2,904/mo
42% occ.
4.2%
$3,869/mo
52% occ.
5.2%
$4,834/mo
current
62% occ.
6.2%
$5,798/mo

Lease Timeline

25 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.