Amazing two bedrooms villa for sale in Canggu

Amazing two bedrooms villa for sale in Canggu

Bali, Bali

$209k

Price

7.2%

ROI

2

Bedrooms

48%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 320 m²
Build: 180 m²
Est. Revenue: $29k/yr
Avg Nightly Rate: $166

Investment Analysis

This high end beautiful real estate is located in a secure and private neighborhood of Canggu. This marvelous villa features 2 spacious n cozy en-suite bedrooms with 2 chic classy bathrooms. It is built in a great concept with finest quality materials and great attention to details. It provides you a great deal of luxury, comfort and the style.

Kibarer
Bali / Canggu

Amazing two bedrooms villa for sale in Canggu

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
180 m²
Land Plot
320 m²
Tenure
Lease 17yr
Yield Curve Status

Grade C+ investment — long-term rental yields 13.6% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+1.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.8%
-$82K in 5yr (-39%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.5%
$1,657/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$166/night
50% ($83)Brixfox estimate($166/night)200% ($332)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$19,882
Airbnb data$166/night · 48% occupancy
Rental income
$166/night · 48% occ.
$28,927
Running costs (20%)
Utilities, cleaning, maintenance
-$5,785
Income tax (10%)
Indonesian rental income tax
-$2,893
Property tax
Annual property tax
-$367
Net income
9.5% ROI
$19,882

Long-Term Rental

Yearly income
$28,566
50 comps
Rental income
$4,168/mo
$40,014
Agency fee (10%)
Finder's fee per tenant
-$4,001
Vacancy (~8%)
1.5mo gap per tenancy
-$3,078
Income tax (10%)
Indonesian rental income tax
-$4,001
Property tax
Annual property tax
-$367
Net income
13.6% ROI
$28,566

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$209,483
BPHTB (freehold transfer tax)$10,474
Notary & registration$1,800
Legal / due diligence$2,095
Total acquisition costs$14,369
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,500
($0–$9,000)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$264,052

Gross yield (asking)

13.8%

True gross yield (all-in)

11.0%

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 17 years remaining.

$498K$373K$249K$124K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $209KPeak 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 10: 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
$128K
-39%
12 years remaining
Rental Income
+$106K
Total Position
$233K
+11%
2.2%/yr
Year 10
Capital Value
$54K
-74%
7 years remaining
Rental Income
+$228K
Total Position
$282K
+35%
3.0%/yr
Year 15
Capital Value
$11K
-95%
2 years remaining
Rental Income
+$370K
Total Position
$381K
+82%
4.1%/yr
Leasehold Alert
With 17 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 2 years.

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
9.5% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$166 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
320 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
17 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 9.5% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 48% — 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

30% occ.
5.9%
$1,030/mo
40% occ.
7.9%
$1,383/mo
48% occ.
9.5%
$1,657/mo
current
58% occ.
11.5%
$2,010/mo

Lease Timeline

17 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 2 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.