6-Bedroom Villa Retreat in Canggu

6-Bedroom Villa Retreat in Canggu

Bali, Bali

$1.5M

Price

3.5%

ROI

6

Bedrooms

9%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 1010 m²
Build: 891 m²
Est. Revenue: $25k/yr
Avg Nightly Rate: $733

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

6-Bedroom Villa Retreat in Canggu

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
891 m²
Land Plot
1010 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C investment — long-term rental yields 10.0% net return annually.

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The Investment

Brixfox Score43
GradeC
Brixfox Intelligence
43CModerate
Score Breakdown
ROI & Yield47%
Capital Growth45%
Risk Profile46%
Market Demand43%

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
+0.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$49K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.0%
$1,217/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
99.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$733/night
50% ($366)Brixfox estimate($733/night)200% ($1466)
Occupancy
9%
10%Brixfox estimate(9%)100%

Short-Term Rental

Yearly income
$14,608
Airbnb data$733/night · 9% occupancy
Rental income
$733/night · 9% occ.
$24,503
Running costs (20%)
Utilities, cleaning, maintenance
-$4,901
Income tax (10%)
Indonesian rental income tax
-$2,450
Property tax
Annual property tax
-$2,544
Net income
1.0% ROI
$14,608

Long-Term Rental

Yearly income
$145,458
15 comps
Rental income
$21,321/mo
$204,684
Agency fee (10%)
Finder's fee per tenant
-$20,468
Vacancy (~8%)
1.5mo gap per tenancy
-$15,745
Income tax (10%)
Indonesian rental income tax
-$20,468
Property tax
Annual property tax
-$2,544
Net income
10.0% ROI
$145,458

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$1,453,924
BPHTB (freehold transfer tax)$72,696
Notary & registration$1,800
Legal / due diligence$14,539
Total acquisition costs$89,035
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$22,275
($0–$44,550)
Furnishing & STR launch
6bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$62,300
All-in investment$1,627,534

Gross yield (asking)

1.7%

True gross yield (all-in)

1.5%

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.

$1.7M$1.3M$852K$426K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.5MPeak 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
$1.4M
-3%
20 years remaining
Rental Income
+$78K
Total Position
$1.5M
+2%
0.4%/yr
Year 10
Capital Value
$977K
-33%
15 years remaining
Rental Income
+$167K
Total Position
$1.1M
-21%
-2.4%/yr
Year 15
Capital Value
$503K
-65%
10 years remaining
Rental Income
+$272K
Total Position
$775K
-47%
-4.1%/yr
Year 20
Capital Value
$146K
-90%
5 years remaining
Rental Income
+$393K
Total Position
$538K
-63%
-4.8%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Weak
1.0% annual return
Occupancy
Weak
9% average occupancy
Nightly Rate
Strong
$733 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
1010 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 $733 — positioned in the top tier
Generous 1010 m² land — room for expansion or amenities

Watch Out

Yield of 1.0% is below the market average — model your cashflow carefully
Occupancy at 9% — factor in seasonal gaps

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.
3.7%
$4,469/mo
40% occ.
5.0%
$6,030/mo
9% occ.
1.0%
$1,217/mo
current
19% occ.
2.3%
$2,778/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.