ELEGANT MODERN VILLA WITH ROOFTOP IN PADONAN

ELEGANT MODERN VILLA WITH ROOFTOP IN PADONAN

Canggu, Bali

$177k

Price

9.8%

ROI

2

Bedrooms

44%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 150 m²
Build: 150 m²
Est. Revenue: $25k/yr
Avg Nightly Rate: $158

Investment Analysis

Located in the heart of Padonan, this beautifully finished villa offers a peaceful escape while remaining close to Bali’s vibrant lifestyle. Surrounded by popular cafés, restaurants, gyms, and wellness spots, the area strikes a perfect balance between convenience and tranquility—making it an attractive choice for both living and investment. Set on 1.51 Are of land […]

Propertia
Canggu / Canggu

ELEGANT MODERN VILLA WITH ROOFTOP IN PADONAN

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
150 m²
Land Plot
150 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 9.8% net return annually.

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The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+17.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+8.1%
+$71K in 5yr (+40%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.8%
$1,442/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
10.2 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)
$158/night
50% ($79)Brixfox estimate($158/night)200% ($315)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$17,305
Airbnb data$158/night · 44% occupancy
Rental income
$158/night · 44% occ.
$25,163
Running costs (20%)
Utilities, cleaning, maintenance
-$5,033
Income tax (10%)
Indonesian rental income tax
-$2,516
Property tax
Annual property tax
-$309
Net income
9.8% ROI
$17,305

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$176,813
BPHTB (freehold transfer tax)$8,841
Notary & registration$1,800
Legal / due diligence$1,768
Total acquisition costs$12,409
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$19,500
($12,000–$27,000)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$231,022

Gross yield (asking)

14.2%

True gross yield (all-in)

10.9%

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.

$2.5M$1.9M$1.2M$624K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $177K
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 10: 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
$248K
+40%
Rental Income
+$92K
Total Position
$340K
+92%
14.0%/yr
Year 10
Capital Value
$348K
+97%
Rental Income
+$198K
Total Position
$546K
+209%
11.9%/yr
Year 20
Capital Value
$684K
+287%
Rental Income
+$465K
Total Position
$1.1M
+550%
9.8%/yr
Year 30
Capital Value
$1.3M
+661%
Rental Income
+$823K
Total Position
$2.2M
+1127%
8.7%/yr

Location

Canggu

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
9.8% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$158 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
150 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 9.8% — outperforms most villas in this market
Freehold ownership — maximum long-term security

Watch Out

Occupancy at 44% — factor in seasonal gaps
Compact plot at 150 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.
6.7%
$981/mo
40% occ.
8.9%
$1,317/mo
44% occ.
9.8%
$1,442/mo
current
54% occ.
12.1%
$1,778/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.