Prime Location Freehold Villa in the Heart of Canggu

Prime Location Freehold Villa in the Heart of Canggu

Canggu, Bali

$660k

Price

3.8%

ROI

3

Bedrooms

46%

Occupancy

5 Bathrooms
Ownership: Freehold
Land: 180 m²
Build: 180 m²
Est. Revenue: $39k/yr
Avg Nightly Rate: $230

Investment Analysis

This beautifully finished modern villa is located in the heart of Canggu, just 5 minutes from the beach and within walking distance to top cafes, boutiques, and lifestyle hotspots. Set in a prime location, it offers the perfect blend of privacy, comfort, and accessibility in one of Bali’s most sought-after neighborhoods. Built on a single […]

Propertia
Canggu / Canggu

Prime Location Freehold Villa in the Heart of Canggu

Inventory
3 Beds
Bathrooms
5 Baths
Built Area
180 m²
Land Plot
180 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.0% 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
+12.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+8.1%
+$266K in 5yr (+40%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$2,177/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.3 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)
$230/night
50% ($115)Brixfox estimate($230/night)200% ($461)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$26,129
Airbnb data$230/night · 46% occupancy
Rental income
$230/night · 46% occ.
$38,977
Running costs (20%)
Utilities, cleaning, maintenance
-$7,795
Income tax (10%)
Indonesian rental income tax
-$3,898
Property tax
Annual property tax
-$1,155
Net income
4.0% ROI
$26,129

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$659,957
BPHTB (freehold transfer tax)$32,998
Notary & registration$1,800
Legal / due diligence$6,600
Total acquisition costs$41,398
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$31,500
($18,000–$45,000)
Furnishing & STR launch
3bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$24,300
All-in investment$757,155

Gross yield (asking)

5.9%

True gross yield (all-in)

5.1%

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.

$7.2M$5.4M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $660K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$926K
+40%
Rental Income
+$139K
Total Position
$1.1M
+61%
10.0%/yr
Year 10
Capital Value
$1.3M
+97%
Rental Income
+$300K
Total Position
$1.6M
+142%
9.2%/yr
Year 20
Capital Value
$2.6M
+287%
Rental Income
+$702K
Total Position
$3.3M
+393%
8.3%/yr
Year 30
Capital Value
$5.0M
+661%
Rental Income
+$1.2M
Total Position
$6.3M
+850%
7.8%/yr

Location

Canggu

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
4.0% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$230 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
180 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Canggu — high tourist traffic
Premium nightly rate of $230 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Yield of 4.0% is near the market average — model your cashflow carefully
Occupancy at 46% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.5%
$1,375/mo
40% occ.
3.4%
$1,865/mo
46% occ.
4.0%
$2,177/mo
current
56% occ.
4.9%
$2,668/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.