MODERN JAPANESE-INSPIRED LUXURY VILLAS

MODERN JAPANESE-INSPIRED LUXURY VILLAS

Bali, Bali

$772k

Price

7.0%

ROI

5

Bedrooms

46%

Occupancy

5 Bathrooms
Ownership: freehold
Land: 343 m²
Build: 462 m²
Est. Revenue: $132k/yr
Avg Nightly Rate: $780

Investment Analysis

This villa beautifully blends modern Japanese-inspired architecture with luxurious comfort, delivering an exceptional living experience in one of Bali’s most desirable locations.

Propertia
Bali / Canggu

MODERN JAPANESE-INSPIRED LUXURY VILLAS

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
462 m²
Land Plot
343 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 11.8% 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%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+16.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$167K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.8%
$7,584/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$780/night
50% ($390)Brixfox estimate($780/night)200% ($1561)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$91,013
Airbnb data$780/night · 46% occupancy
Rental income
$780/night · 46% occ.
$131,947
Running costs (20%)
Utilities, cleaning, maintenance
-$26,389
Income tax (10%)
Indonesian rental income tax
-$13,195
Property tax
Annual property tax
-$1,350
Net income
11.8% ROI
$91,013

Long-Term Rental

Yearly income
$51,704
50 comps
Rental income
$7,643/mo
$73,373
Agency fee (10%)
Finder's fee per tenant
-$7,337
Vacancy (~8%)
1.5mo gap per tenancy
-$5,644
Income tax (10%)
Indonesian rental income tax
-$7,337
Property tax
Annual property tax
-$1,350
Net income
6.7% ROI
$51,704

Short-term rental earns 1.8x 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$771,605
BPHTB (freehold transfer tax)$38,580
Notary & registration$1,800
Legal / due diligence$7,716
Total acquisition costs$48,096
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$11,550
($0–$23,100)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$888,551

Gross yield (asking)

17.1%

True gross yield (all-in)

14.8%

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.

$7.9M$5.9M$3.9M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $772K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$939K
+22%
Rental Income
+$483K
Total Position
$1.4M
+84%
13.0%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$1.0M
Total Position
$2.2M
+183%
11.0%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$2.4M
Total Position
$4.1M
+436%
8.8%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$4.3M
Total Position
$6.8M
+786%
7.5%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
11.8% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$780 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
343 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 11.8% — outperforms most villas in this market
Premium nightly rate of $780 — positioned in the top tier

Watch Out

Occupancy at 46% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use

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%
$4,873/mo
40% occ.
10.2%
$6,534/mo
46% occ.
11.8%
$7,584/mo
current
56% occ.
14.4%
$9,246/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.