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Modern 2 Bedroom Villa for Sale Leasehold in Bali Canggu Residential Side - YA485F

Modern 2 Bedroom Villa for Sale Leasehold in Bali Canggu Residential Side - YA485F

Canggu, Bali

$289k

Price

6.2%

ROI

2

Bedrooms

44%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 142 m²
Build: 145 m²
Est. Revenue: $26k/yr
Avg Nightly Rate: $163

Investment Analysis

Nestled in one of Canggu’s sought-after residential neighborhoods, this beautifully furnished two-bedroom villa presents an exceptional opportunity for bo...

2-bedroom leasehold villa in Canggu — photo 1 of 5
Bali Home Immo
2-bedroom leasehold villa in Canggu — photo 2 of 5
2-bedroom leasehold villa in Canggu — photo 3 of 5
2-bedroom leasehold villa in Canggu — photo 4 of 5
2-bedroom leasehold villa in Canggu — photo 5 of 5

Modern 2 Bedroom Villa for Sale Leasehold in Bali Canggu Residential Side - YA485F

Canggu · Canggu · Ref BF-321318 Source verified · Bali Home Immo · listed 2 Jul 2026
Asking price · Leasehold
$289,050
View original listing
Ownership
Leasehold
Bedrooms
2
Bathrooms
3
Built area
145 m²
Land
142 m²
True net yield
3.0%
≈ $1,502/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 21 yrs
Lease-adjusted return
-1.8% / yr
over 21-yr lease, capital not recovered
Brixfox Score 38 · D
21 yrs left on lease
Short lease — 21 yrs left. The 3.0% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about -1.8%/yr — unless you extend the lease.
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
Leasehold · 21 yrs remaining
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 · leasehold
$
Acquisition costs· 2.6% of price, auto-calculated
$7,582
Lease transfer & notarial admin (~1%)$2,891
Notary & registration$1,800
Legal fees$2,891
Renovation budget· Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.
$
Furniture & STR launch· default STR launch only (delivered furnished)
$
All-in investment
$326,807
+13.1% over asking

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
6.2% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$163 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
142 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Good
21 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic

Watch Out

Occupancy at 44% — 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.
4.2%
$1,002/mo
40% occ.
5.6%
$1,349/mo
44% occ.
6.2%
$1,502/mo
current
54% occ.
7.7%
$1,850/mo

Lease Timeline

21 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 6 years while the property is still easy to sell.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid
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.

Vetted

Full-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
Visit Canggu Stay Co.

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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.