Luxurious Villa just a stone's throw away from the Stunning Pererenan Beach

Luxurious Villa just a stone's throw away from the Stunning Pererenan Beach

Bali, Bali

$924k

Price

3.5%

ROI

5

Bedrooms

30%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 1930 m²
Build: 625 m²
Est. Revenue: $71k/yr
Avg Nightly Rate: $659

Investment Analysis

This villa is a versatile five-bedroom villa in a prime location in Canggu, Bali. It is available for leasehold with a 21-year leasehold with the possibility of an extension.

Kibarer
Bali / Canggu

Luxurious Villa just a stone's throw away from the Stunning Pererenan Beach

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
625 m²
Land Plot
1930 m²
Tenure
Lease 18yr
Yield Curve Status

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

Go to Source via Kibarer

The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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
-1.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.1%
-$329K in 5yr (-36%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$4,017/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 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

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$659/night
50% ($330)Brixfox estimate($659/night)200% ($1319)
Occupancy
30%
10%Brixfox estimate(30%)100%

Short-Term Rental

Yearly income
$48,208
Airbnb data$659/night · 30% occupancy
Rental income
$659/night · 30% occ.
$71,179
Running costs (20%)
Utilities, cleaning, maintenance
-$14,236
Income tax (10%)
Indonesian rental income tax
-$7,118
Property tax
Annual property tax
-$1,617
Net income
5.2% ROI
$48,208

Long-Term Rental

Yearly income
$39,681
8 comps
Rental income
$5,950/mo
$57,115
Agency fee (10%)
Finder's fee per tenant
-$5,712
Vacancy (~8%)
1.5mo gap per tenancy
-$4,393
Income tax (10%)
Indonesian rental income tax
-$5,712
Property tax
Annual property tax
-$1,617
Net income
4.3% ROI
$39,681

Short-term rental earns 1.2x 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$924,280
BPHTB (freehold transfer tax)$46,214
Notary & registration$1,800
Legal / due diligence$9,243
Total acquisition costs$57,257
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$15,625
($0–$31,250)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$1,054,462

Gross yield (asking)

7.7%

True gross yield (all-in)

6.8%

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 18 years remaining.

$1.3M$974K$649K$325K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $924KPeak 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
$595K
-36%
13 years remaining
Rental Income
+$256K
Total Position
$851K
-8%
-1.6%/yr
Year 10
Capital Value
$276K
-70%
8 years remaining
Rental Income
+$553K
Total Position
$829K
-10%
-1.1%/yr
Year 15
Capital Value
$69K
-93%
3 years remaining
Rental Income
+$897K
Total Position
$965K
+4%
0.3%/yr
Leasehold Alert
With 18 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 3 years.

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
Weak
30% average occupancy
Nightly Rate
Strong
$659 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1930 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
18 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Premium nightly rate of $659 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 30% — 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.
5.3%
$4,078/mo
current
40% occ.
7.1%
$5,482/mo
30% occ.
5.2%
$4,017/mo
current
40% occ.
7.0%
$5,421/mo

Lease Timeline

18 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 3 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.