PRIME TURNKEY VILLA CLOSE TO CANGGU BEACH

PRIME TURNKEY VILLA CLOSE TO CANGGU BEACH

Bali, Bali

$184k

Price

12.4%

ROI

1

Bedrooms

41%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 80 m²
Build: 65 m²
Est. Revenue: $17k/yr
Avg Nightly Rate: $112

Investment Analysis

This charming turnkey 1-bedroom villa is ideally situated in the heart of prime Canggu, just a few minutes’ walk from the beach.

Propertia
Bali / Canggu

PRIME TURNKEY VILLA CLOSE TO CANGGU BEACH

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
65 m²
Land Plot
80 m²
Tenure
Lease 17yr
Yield Curve Status

Grade B investment — long-term rental yields 13.9% net return annually.

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The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
-1.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.8%
-$72K in 5yr (-39%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$956/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
16.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$112/night
50% ($56)Brixfox estimate($112/night)200% ($225)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$11,467
Airbnb data$112/night · 41% occupancy
Rental income
$112/night · 41% occ.
$16,841
Running costs (20%)
Utilities, cleaning, maintenance
-$3,368
Income tax (10%)
Indonesian rental income tax
-$1,684
Property tax
Annual property tax
-$322
Net income
6.2% ROI
$11,467

Long-Term Rental

Yearly income
$25,628
50 comps
Rental income
$3,738/mo
$35,888
Agency fee (10%)
Finder's fee per tenant
-$3,589
Vacancy (~8%)
1.5mo gap per tenancy
-$2,761
Income tax (10%)
Indonesian rental income tax
-$3,589
Property tax
Annual property tax
-$322
Net income
13.9% ROI
$25,628

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$183,951
BPHTB (freehold transfer tax)$9,198
Notary & registration$1,800
Legal / due diligence$1,840
Total acquisition costs$12,838
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,625
($0–$3,250)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$226,914

Gross yield (asking)

9.2%

True gross yield (all-in)

7.4%

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

Leasehold with 17 years remaining.

$287K$215K$143K$72K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $184KPeak 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 14: 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
$112K
-39%
12 years remaining
Rental Income
+$61K
Total Position
$173K
-6%
-1.2%/yr
Year 10
Capital Value
$48K
-74%
7 years remaining
Rental Income
+$131K
Total Position
$179K
-3%
-0.3%/yr
Year 15
Capital Value
$10K
-95%
2 years remaining
Rental Income
+$213K
Total Position
$223K
+21%
1.3%/yr
Leasehold Alert
With 17 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 2 years.

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.2% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Average
$112 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
80 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
17 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 41% — factor in seasonal gaps
ADR of $112 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.
4.5%
$692/mo
40% occ.
6.1%
$931/mo
41% occ.
6.2%
$956/mo
current
51% occ.
7.8%
$1,195/mo

Lease Timeline

17 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 2 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.