Bali Exception
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Bali Exception
Bali / Canggu
EXQUISITE 4 BEDROOM VILLA WITH PRIVATE CINEMA FOR SALE IN CANGGU BE-552
Inventory
4 Beds
Bathrooms
5 Baths
Built Area
750 m²
Land Plot
560 m²
Tenure
Freehold
Yield Curve Status
Grade B investment — long-term rental yields 3.9% net return annually.
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The Investment
Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%
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
+7.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$433K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$4,944/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
33.7 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$483/night
50% ($242)Brixfox estimate($483/night)200% ($967)
Occupancy
51%
10%Brixfox estimate(51%)100%
Short-Term Rental
Yearly income
$59,326
Airbnb data$483/night · 51% occupancy
Rental income
$483/night · 51% occ.
$89,752
Running costs (20%)
Utilities, cleaning, maintenance
-$17,950
Income tax (10%)
Indonesian rental income tax
-$8,975
Property tax
Annual property tax
-$3,500
Net income
3.0% ROI
$59,326
Long-Term Rental
Yearly income
$77,675
50 comps
Rental income
$11,694/mo
$112,263
Agency fee (10%)
Finder's fee per tenant
-$11,226
Vacancy (~8%)
1.5mo gap per tenancy
-$8,636
Income tax (10%)
Indonesian rental income tax
-$11,226
Property tax
Annual property tax
-$3,500
Net income
3.9% ROI
$77,675
Long-term rental earns more with lower risk and less effort.
Growth & Exit Strategy
How your investment grows over time
Freehold — 4%/yr appreciation in Bali.
Capital appreciation
Property value growing at +4%/yr based on Bali 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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.4M
+22%
Rental Income
+$315K
Total Position
$2.7M
+37%
6.6%/yr
Year 10
Capital Value
$3.0M
+48%
Rental Income
+$680K
Total Position
$3.6M
+82%
6.2%/yr
Year 20
Capital Value
$4.4M
+119%
Rental Income
+$1.6M
Total Position
$6.0M
+199%
5.6%/yr
Year 30
Capital Value
$6.5M
+224%
Rental Income
+$2.8M
Total Position
$9.3M
+365%
5.3%/yr
Location
Bali
Canggu, Approximate area
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Airbnb Comp Analysis
No nearby Airbnb listings found
Villa Scorecard
Location
Strong
Premium area with high rental demand
Rental Yield
Weak
3.0% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$483 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
560 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 $483 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Watch Out
Yield of 3.0% is below the market average — model your cashflow carefully
Occupancy at 51% — 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
31% occ.
1.7%
$2,885/mo
41% occ.
2.3%
$3,915/mo
51% occ.
3.0%
$4,944/mo
current
61% occ.
3.6%
$5,973/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.