CONTEMPORARY RESORT-INSPIRED FREEHOLD VILLA IN CANGGU

CONTEMPORARY RESORT-INSPIRED FREEHOLD VILLA IN CANGGU

Bali, Bali

$796k

Price

6.0%

ROI

5

Bedrooms

45%

Occupancy

5 Bathrooms
Ownership: freehold
Land: 351 m²
Build: 493 m²
Est. Revenue: $117k/yr
Avg Nightly Rate: $717

Investment Analysis

Located in the heart of Canggu, this finished contemporary tropical villa offers a refined balance of luxury living and everyday convenience.

Propertia
Bali / Canggu

CONTEMPORARY RESORT-INSPIRED FREEHOLD VILLA IN CANGGU

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
493 m²
Land Plot
351 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 10.1% net return annually.

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The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+14.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$173K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.1%
$6,729/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
9.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$717/night
50% ($359)Brixfox estimate($717/night)200% ($1435)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$80,749
Airbnb data$717/night · 45% occupancy
Rental income
$717/night · 45% occ.
$117,347
Running costs (20%)
Utilities, cleaning, maintenance
-$23,469
Income tax (10%)
Indonesian rental income tax
-$11,735
Property tax
Annual property tax
-$1,394
Net income
10.1% ROI
$80,749

Long-Term Rental

Yearly income
$53,431
50 comps
Rental income
$7,898/mo
$75,822
Agency fee (10%)
Finder's fee per tenant
-$7,582
Vacancy (~8%)
1.5mo gap per tenancy
-$5,832
Income tax (10%)
Indonesian rental income tax
-$7,582
Property tax
Annual property tax
-$1,394
Net income
6.7% ROI
$53,431

Short-term rental earns 1.5x 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$796,296
BPHTB (freehold transfer tax)$39,815
Notary & registration$1,800
Legal / due diligence$7,963
Total acquisition costs$49,578
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$86,275
($49,300–$123,250)
Furnishing & STR launch
5bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$32,700
All-in investment$964,849

Gross yield (asking)

14.7%

True gross yield (all-in)

12.2%

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

Freehold — 4%/yr appreciation in Bali.

$7.4M$5.5M$3.7M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $796K
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$969K
+22%
Rental Income
+$429K
Total Position
$1.4M
+76%
11.9%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$926K
Total Position
$2.1M
+164%
10.2%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$2.2M
Total Position
$3.9M
+392%
8.3%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$3.8M
Total Position
$6.4M
+707%
7.2%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
10.1% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$717 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Good
351 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 10.1% — outperforms most villas in this market
Premium nightly rate of $717 — positioned in the top tier

Watch Out

Occupancy at 45% — factor in seasonal gaps
Visual appeal is below average — photos may not compete well on Airbnb listings

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.
6.7%
$4,467/mo
40% occ.
9.0%
$5,994/mo
45% occ.
10.1%
$6,729/mo
current
55% occ.
12.4%
$8,257/mo

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.