Brand New Loft Industrial Style in Canggu

Brand New Loft Industrial Style in Canggu

Bali, Bali

$179k

Price

7.0%

ROI

1

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 120 m²
Build: 115 m²
Est. Revenue: $16k/yr
Avg Nightly Rate: $91

Investment Analysis

Brand new loft industrial style for lease in the vibrant and trendy Pererenan area.

Kibarer
Bali / Pererenan

Brand New Loft Industrial Style in Canggu

Inventory
1 Beds
Bathrooms
2 Baths
Built Area
115 m²
Land Plot
120 m²
Tenure
Lease 20yr
Yield Curve Status

Grade C+ investment — long-term rental yields 6.5% net return annually.

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The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+0.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.1%
-$54K in 5yr (-30%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$930/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$91/night
50% ($46)Brixfox estimate($91/night)200% ($182)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$11,156
Airbnb data$91/night · 49% occupancy
Rental income
$91/night · 49% occ.
$16,385
Running costs (20%)
Utilities, cleaning, maintenance
-$3,277
Income tax (10%)
Indonesian rental income tax
-$1,639
Property tax
Annual property tax
-$313
Net income
6.2% ROI
$11,156

Long-Term Rental

Yearly income
$11,616
50 comps
Rental income
$1,719/mo
$16,498
Agency fee (10%)
Finder's fee per tenant
-$1,650
Vacancy (~8%)
1.5mo gap per tenancy
-$1,269
Income tax (10%)
Indonesian rental income tax
-$1,650
Property tax
Annual property tax
-$313
Net income
6.5% ROI
$11,616

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$179,012
BPHTB (freehold transfer tax)$8,951
Notary & registration$1,800
Legal / due diligence$1,790
Total acquisition costs$12,541
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$14,950
($9,200–$20,700)
Furnishing & STR launch
1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$18,100
All-in investment$224,603

Gross yield (asking)

9.2%

True gross yield (all-in)

7.3%

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 20 years remaining.

$345K$259K$172K$86K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $179KPeak 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 14: 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
$125K
-30%
15 years remaining
Rental Income
+$59K
Total Position
$184K
+3%
0.5%/yr
Year 10
Capital Value
$64K
-64%
10 years remaining
Rental Income
+$128K
Total Position
$192K
+7%
0.7%/yr
Year 15
Capital Value
$19K
-90%
5 years remaining
Rental Income
+$207K
Total Position
$226K
+26%
1.6%/yr
Leasehold Alert
With 20 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 5 years.

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.2% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Average
$91 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
120 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
20 years remaining on lease

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.7%
$556/mo
40% occ.
5.0%
$750/mo
49% occ.
6.2%
$930/mo
current
59% occ.
7.5%
$1,124/mo

Lease Timeline

20 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 5 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.