Spacious Five Bedroom Leasehold Villa with Premium Finishes in Berawa

Spacious Five Bedroom Leasehold Villa with Premium Finishes in Berawa

Canggu, Bali

$1.2M

Price

6.9%

ROI

9

Bedrooms

54%

Occupancy

Ownership: Freehold
Build: 425 m²
Est. Revenue: $129k/yr
Avg Nightly Rate: $656

Investment Analysis

Experience refined luxury with this stunning five-bedroom villa, ideally located in the vibrant heart of Berawa. Just minutes from renowned cafés, restaurants, and the famous beaches of Batubelig and Berawa, this property offers both a prime lifestyle cho

Kibarer Property
Canggu / Canggu

Spacious Five Bedroom Leasehold Villa with Premium Finishes in Berawa

Inventory
9 Beds
Bathrooms
0 Baths
Built Area
425 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.5% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+15.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+8.1%
+$472K in 5yr (+40%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.5%
$7,329/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
13.3 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$656/night
50% ($328)Brixfox estimate($656/night)200% ($1312)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$87,944
Airbnb data$656/night · 54% occupancy
Rental income
$656/night · 54% occ.
$128,566
Running costs (20%)
Utilities, cleaning, maintenance
-$25,713
Income tax (10%)
Indonesian rental income tax
-$12,857
Property tax
Annual property tax
-$2,052
Net income
7.5% ROI
$87,944

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$1,172,622
BPHTB (freehold transfer tax)$58,631
Notary & registration$1,800
Legal / due diligence$11,726
Total acquisition costs$72,157
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$74,375
($42,500–$106,250)
Furnishing & STR launch
9bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$51,700
All-in investment$1,370,854

Gross yield (asking)

11.0%

True gross yield (all-in)

9.4%

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 — 7%/yr appreciation in Canggu.

$15.1M$11.3M$7.5M$3.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
Capital appreciation
Property value growing at +7%/yr based on Canggu 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 12: 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
$1.6M
+40%
Rental Income
+$467K
Total Position
$2.1M
+80%
12.5%/yr
Year 10
Capital Value
$2.3M
+97%
Rental Income
+$1.0M
Total Position
$3.3M
+183%
11.0%/yr
Year 20
Capital Value
$4.5M
+287%
Rental Income
+$2.4M
Total Position
$6.9M
+488%
9.3%/yr
Year 30
Capital Value
$8.9M
+661%
Rental Income
+$4.2M
Total Position
$13.1M
+1018%
8.4%/yr

Location

Canggu

Canggu, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.5% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$656 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Canggu — high tourist traffic
Premium nightly rate of $656 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Occupancy at 54% — factor in seasonal gaps
Visual appeal is below average — photos may not compete well on Airbnb listings

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

34% occ.
4.6%
$4,535/mo
44% occ.
6.1%
$5,932/mo
54% occ.
7.5%
$7,329/mo
current
64% occ.
8.9%
$8,725/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.