Brand new 4 Bedroom Family Villa for sale and rent in Berawa - RF9016
Canggu · Canggu · Ref BF-320738 Source verified · Bali Home Immo · listed 2 Jul 2026
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
400 m²
Land
176 m²
True net yieldNet annual rental income after all running costs and tax, divided by your true all-in cost to acquire — asking price plus purchase fees, furnishing and STR launch. Modelled from live Airbnb calendar data near this property.
2.7%
≈ $3,148/mo net after costs & tax
Gross yield (all-in basis)Gross annual STR revenue divided by the same true all-in cost — before operating costs and local taxes. Context for the net figure; appreciation is never blended into these numbers.
7.4%
−4.7 pts in operating costs & taxes
Brixfox Score 81 · B+Brixfox's 0–100 investment rating across 8 weighted pillars — ROI, location, rental demand, land & space, visual appeal, ownership security, payback speed and zoning. Higher is better — 81 grades as B+.
Modelled from Airbnb listings we track across Canggu — live calendar data. Projections are estimates, not financial advice.
Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.
Revenue assumptions
Derived from the comparable Airbnb listings below. ADR reflects asking prices, not booked rates; occupancy comes from observed calendar availability.Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.
Investment basis
The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
$Acquisition costs· 6.3% of price, auto-calculated
$38,700
BPHTB (freehold transfer tax)$30,750
Notary & registration$1,800
Legal fees$6,150
Renovation budget· Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.
$Furniture & STR launch· default ≈ $7,675/bedroom
$All-in investment
$754,400
+22.7% over asking
Total return estimate
OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.Annual appreciation assumption0%
0%7% · Canggu 5-yr avg — historical, not a forecast8%
Indicative total return
—/yr
— + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.
Where it sits — and the comps around it
The Airbnb listings behind the market evidence above, on the map. When our photo-matching identifies this exact property on Airbnb, its live listing appears below.
Location
Canggu
Canggu, Pin from agency listing
Loading Map...
Villa Scorecard
Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.1% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$420 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
176 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
Freehold ownership
Top Highlights
Prime location in Canggu — high tourist traffic
Premium nightly rate of $420 — positioned in the top tier
Freehold ownership — maximum long-term security
Watch Out
Occupancy at 36% — factor in seasonal gaps
Visual appeal is below average — photos may not compete well on Airbnb listings
Consider carefully. Returns are below market average for this price point.
Risks & What-If
What if occupancy changes?
Owner Managed scenario
30% occ.
5.1%
$2,595/mo
40% occ.
6.8%
$3,489/mo
36% occ.
6.1%
$3,148/mo
current
46% occ.
7.9%
$4,042/mo
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.
VettedFull-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
Ask Brixfox AI
Conversational analysis — questions about this listing, answered from real data.
Try one of these
Airbnb Comp Analysis
Finding Airbnb comps...
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.