Exceptional Tropical Boutique Retreat in Canggu

Exceptional Tropical Boutique Retreat in Canggu

Berawa, Bali

$1.9M

Price

19.3%

ROI

12

Bedrooms

55%

Occupancy

12 Bathrooms
Ownership: Freehold
Land: 1068 m²
Build: 1068 m²
Est. Revenue: $514k/yr
Avg Nightly Rate: $2574

Investment Analysis

Located in Canggu, one of Bali’s most desirable and high-performing areas, this exceptional boutique retreat offers the perfect balance of privacy and accessibility. Just minutes from Berawa Beach, renowned beach clubs, and a vibrant selection of cafes and restaurants, the property is tucked away at the end of a quiet street—providing a peaceful setting while…

12-bedroom freehold villa in Berawa — photo 1 of 5
Propertia
12-bedroom freehold villa in Berawa — photo 2 of 5
12-bedroom freehold villa in Berawa — photo 3 of 5
12-bedroom freehold villa in Berawa — photo 4 of 5
12-bedroom freehold villa in Berawa — photo 5 of 5

Exceptional Tropical Boutique Retreat in Canggu

Berawa · Berawa · Ref BF-2907 Source verified · Propertia · listed 14 Jun 2026
Asking price · Freehold
$1,851,765
View original listing
Ownership
Freehold
Bedrooms
12
Bathrooms
12
Built area
1068 m²
Land
1068 m²
True net yield
19.3%
≈ $29,726/mo net after costs & tax
5-yr total return (net + appreciation)
27.3% / yr avg
Payback in ~5 yrs from rent
Brixfox Score 84 · A
Modelled from Airbnb listings we track across Berawa — 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

Berawa

Berawa, Pin from agency listing

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Airbnb Comp Analysis

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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)
$2,574/night
50% ($1287)Brixfox estimate($2,574/night)200% ($5149)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$356,706
Airbnb data$2,574/night · 55% occupancy
Rental income
$2,574/night · 55% occ.
$514,210
Running costs (20%)
Utilities, cleaning, maintenance
-$102,842
Income tax (10%)
Indonesian rental income tax
-$51,421
Property tax
Annual property tax
-$3,241
Net income
19.3% ROI
$356,706

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$1,851,765
BPHTB (freehold transfer tax)$92,588
Notary & registration$1,800
Legal / due diligence$18,518
Total acquisition costs$112,906
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$26,700
($0–$53,400)
Furnishing & STR launch
12bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$107,700
All-in investment$2,099,071

Gross yield (asking)

27.8%

True gross yield (all-in)

24.5%

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

Freehold — 7%/yr appreciation in Berawa.

$35.7M$26.8M$17.9M$8.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.9M
Capital appreciation
Property value growing at +7%/yr based on Berawa 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 5: rental income alone has repaid the full purchase price.
2x return
Year 4: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.6M
+40%
Rental Income
+$1.9M
Total Position
$4.5M
+143%
19.4%/yr
Year 10
Capital Value
$3.6M
+97%
Rental Income
+$4.1M
Total Position
$7.7M
+318%
15.4%/yr
Year 20
Capital Value
$7.2M
+287%
Rental Income
+$9.6M
Total Position
$16.8M
+805%
11.6%/yr
Year 30
Capital Value
$14.1M
+661%
Rental Income
+$17.0M
Total Position
$31.1M
+1578%
9.9%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
19.3% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$2574 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1068 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 19.3% — outperforms most villas in this market
Premium nightly rate of $2574 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — factor in seasonal gaps

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

35% occ.
12.2%
$18,761/mo
45% occ.
15.7%
$24,242/mo
55% occ.
19.3%
$29,723/mo
current
65% occ.
22.8%
$35,205/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.