Modern Brand New Project Villa for Sale in Canggu

Modern Brand New Project Villa for Sale in Canggu

Bali, Bali

$179k

Price

20.0%

ROI

3

Bedrooms

51%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 265 m²
Build: 150 m²
Est. Revenue: $50k/yr
Avg Nightly Rate: $267

Investment Analysis

This brand new off plan modern real estate is located in a quiet and peaceful area of Canggu. This stunning villa features 3 spacious, cozy and comfortable en-suite bedrooms with artistic bathrooms. It is not furnished and leaves the possibility to the buyer to decorate himself.

Kibarer
Bali / Canggu

Modern Brand New Project Villa for Sale in Canggu

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
150 m²
Land Plot
265 m²
Tenure
Lease 20yr
Yield Curve Status

Grade B+ investment — short-term rental yields 19.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+13.3%
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
19.4%
$2,893/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.2 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$267/night
50% ($134)Brixfox estimate($267/night)200% ($534)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$34,711
Airbnb data$267/night · 51% occupancy
Rental income
$267/night · 51% occ.
$50,035
Running costs (20%)
Utilities, cleaning, maintenance
-$10,007
Income tax (10%)
Indonesian rental income tax
-$5,003
Property tax
Annual property tax
-$313
Net income
19.4% ROI
$34,711

Long-Term Rental

Yearly income
$22,066
50 comps
Rental income
$3,224/mo
$30,950
Agency fee (10%)
Finder's fee per tenant
-$3,095
Vacancy (~8%)
1.5mo gap per tenancy
-$2,381
Income tax (10%)
Indonesian rental income tax
-$3,095
Property tax
Annual property tax
-$313
Net income
12.3% ROI
$22,066

Short-term rental earns 1.6x 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$179,012
BPHTB (freehold transfer tax)$8,951
Notary & registration$1,800
Legal / due diligence$1,790
Total acquisition costs$12,541
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,750
($0–$7,500)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$238,203

Gross yield (asking)

28.0%

True gross yield (all-in)

21.0%

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 20 years remaining.

$1.1M$804K$536K$268K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $179KPeak Capital Value: NowPaid 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 5: 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
+$184K
Total Position
$309K
+73%
11.5%/yr
Year 10
Capital Value
$64K
-64%
10 years remaining
Rental Income
+$398K
Total Position
$462K
+158%
9.9%/yr
Year 15
Capital Value
$19K
-90%
5 years remaining
Rental Income
+$646K
Total Position
$664K
+271%
9.1%/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

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
19.4% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$267 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
265 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
20 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 19.4% — outperforms most villas in this market
Premium nightly rate of $267 — positioned in the top tier

Watch Out

Occupancy at 51% — factor in seasonal gaps
Compact plot at 265 m² — limited expansion potential

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

31% occ.
11.8%
$1,755/mo
41% occ.
15.6%
$2,324/mo
51% occ.
19.4%
$2,893/mo
current
61% occ.
23.2%
$3,461/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.