Launch offer — 3 months free free, no card

Brand New 2 Bedroom Villa for Sale in Bali Canggu Babakan - RF8007

Brand New 2 Bedroom Villa for Sale in Bali Canggu Babakan - RF8007

Canggu, Bali

$185k

Price

9.9%

ROI

2

Bedrooms

39%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 90 m²
Build: 147 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $186

Investment Analysis

Pet Friendly This brand-new two-bedroom villa combines modern design with functional elegance across two well-designed levels. Each bedroom includes its own...

2-bedroom leasehold villa in Canggu — photo 1 of 5
Bali Home Immo
2-bedroom leasehold villa in Canggu — photo 2 of 5
2-bedroom leasehold villa in Canggu — photo 3 of 5
2-bedroom leasehold villa in Canggu — photo 4 of 5
2-bedroom leasehold villa in Canggu — photo 5 of 5

Brand New 2 Bedroom Villa for Sale in Bali Canggu Babakan - RF8007

Canggu · Canggu · Ref BF-286740 Source verified · Bali Home Immo · listed 30 Jun 2026
Asking price · Leasehold
$184,500
View original listing
Ownership
Leasehold
Bedrooms
2
Bathrooms
3
Built area
147 m²
Land
90 m²
True net yield
4.7%
≈ $1,526/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 24 yrs
Lease-adjusted return
0.5% / yr
over 24-yr lease, capital not recovered
Brixfox Score 63 · C+
24 yrs left on lease
Short lease — 24 yrs left. The 4.7% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about 0.5%/yr — unless you extend the lease.
Modelled from Airbnb listings we track across Canggu — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Canggu

Canggu, Pin from agency listing

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$186/night
50% ($93)Brixfox estimate($186/night)200% ($372)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Indicative
Yearly income
$18,313
Likely range $10,988 – $25,639
Airbnb data$186/night · 39% occupancy
Rental income
$186/night · 39% occ.
$26,623
Running costs (20%)
Utilities, cleaning, maintenance
-$5,325
Income tax (10%)
Indonesian rental income tax
-$2,662
Property tax
Annual property tax
-$323
Net income
9.9% ROI
$18,313

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$184,500
Lease transfer & notarial admin (~1%)$1,845
Notary & registration$1,800
Legal / due diligence$1,845
Total acquisition costs$5,490
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$19,110
($11,760–$26,460)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$231,400

Gross yield (asking)

14.4%

True gross yield (all-in)

11.5%

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 24 years remaining.

$725K$544K$363K$181K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $185KPeak 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 9: 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
$170K
-8%
19 years remaining
Rental Income
+$97K
Total Position
$267K
+45%
7.7%/yr
Year 10
Capital Value
$114K
-38%
14 years remaining
Rental Income
+$210K
Total Position
$324K
+76%
5.8%/yr
Year 15
Capital Value
$56K
-70%
9 years remaining
Rental Income
+$341K
Total Position
$397K
+115%
5.2%/yr
Year 20
Capital Value
$15K
-92%
4 years remaining
Rental Income
+$492K
Total Position
$507K
+175%
5.2%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 9+ yrs operating 140+ properties managed ~1h guest response

Canggu Stay Co.

Vetted

Full-service villa management across South Bali

20%
Management fee
of rental revenue — already in your Managed figures

Hands-off short-stay management for absentee owners — from licensing to nightly guest care. Your villa earns from day one without you on the ground.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & tropical-garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Canggu Stay Co.

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
9.9% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Good
$186 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
90 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 9.9% — outperforms most villas in this market

Watch Out

Occupancy at 39% — factor in seasonal gaps
Compact plot at 90 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

30% occ.
7.6%
$1,162/mo
40% occ.
10.1%
$1,559/mo
current
39% occ.
9.9%
$1,526/mo
current
49% occ.
12.5%
$1,922/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.