Chic one bedroom leasehold villas in the heart of Canggu

Chic one bedroom leasehold villas in the heart of Canggu

Bali, Bali

$160k

Price

10.5%

ROI

1

Bedrooms

46%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 50 m²
Build: 45 m²
Est. Revenue: $19k/yr
Avg Nightly Rate: $115

Investment Analysis

Experience the perfect blend of style and comfort with this chic one-bedroom leasehold villa in the heart of Canggu. Nestled near the vibrant Batu Bolong area, this stylish haven offers a sophisticated retreat just steps from Bali’s best cafes, boutiques, and beaches.

Kibarer
Bali / Canggu

Chic one bedroom leasehold villas in the heart of Canggu

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
45 m²
Land Plot
50 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B investment — long-term rental yields 18.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$3K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.3%
$1,106/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
12.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$115/night
50% ($57)Brixfox estimate($115/night)200% ($229)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$13,273
Airbnb data$115/night · 46% occupancy
Rental income
$115/night · 46% occ.
$19,362
Running costs (20%)
Utilities, cleaning, maintenance
-$3,872
Income tax (10%)
Indonesian rental income tax
-$1,936
Property tax
Annual property tax
-$280
Net income
8.3% ROI
$13,273

Long-Term Rental

Yearly income
$28,800
50 comps
Rental income
$4,189/mo
$40,217
Agency fee (10%)
Finder's fee per tenant
-$4,022
Vacancy (~8%)
1.5mo gap per tenancy
-$3,094
Income tax (10%)
Indonesian rental income tax
-$4,022
Property tax
Annual property tax
-$280
Net income
18.0% ROI
$28,800

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$160,193
BPHTB (freehold transfer tax)$8,010
Notary & registration$1,800
Legal / due diligence$1,602
Total acquisition costs$11,412
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,125
($0–$2,250)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$201,230

Gross yield (asking)

12.1%

True gross yield (all-in)

9.6%

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 26 years remaining.

$588K$441K$294K$147K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $160KPeak Capital Value: Yr 1 ($161K)Paid back2x Return
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 11: 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
$157K
-2%
21 years remaining
Rental Income
+$70K
Total Position
$228K
+42%
7.3%/yr
Year 10
Capital Value
$119K
-26%
16 years remaining
Rental Income
+$152K
Total Position
$272K
+69%
5.4%/yr
Year 15
Capital Value
$68K
-58%
11 years remaining
Rental Income
+$247K
Total Position
$315K
+96%
4.6%/yr
Year 20
Capital Value
$25K
-84%
6 years remaining
Rental Income
+$357K
Total Position
$382K
+138%
4.4%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.3% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Average
$115 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
50 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 8.3% — outperforms most villas in this market
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 46% — factor in seasonal gaps
ADR of $115 limits revenue ceiling — consider repositioning potential

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.3%
$708/mo
40% occ.
7.1%
$952/mo
46% occ.
8.3%
$1,106/mo
current
56% occ.
10.1%
$1,350/mo

Lease Timeline

26 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.