EXCLUSIVE BEACHY 1 BED BY ECHO BEACH

EXCLUSIVE BEACHY 1 BED BY ECHO BEACH

Bali, Bali

$174k

Price

13.2%

ROI

1

Bedrooms

41%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 69 m²
Build: 41.4 m²
Est. Revenue: $19k/yr
Avg Nightly Rate: $126

Investment Analysis

Following their success, Maiora Hill is thrilled to introduce stunning 1-Bedroom Villa Suites in Padang Linjong! These off-plan villas are located just moments from Echo Beach, vibrant dining spots, and trendy gyms in Canggu The villas offer a spacious upper-level bedroom with an en-suite bathroom, wardrobe, and private balcony. The villas sit on land sizes ranging from 0.69 to 0.84 are, with a total building size of 41.4 sqm. On the ground floor, the enclosed living area features a sunken lounge, dining space, and a well-equipped kitchen. Large windows and glass doors allow plenty of natural light and open directly to the swimming pool and outdoor seating area. Private motorbike parking and 13.22 sqm of shared access road are also included for added convenience. Ideal for short-term rentals, the villas are well suited for couples, small families, and digital nomads seeking privacy and comfort. With construction scheduled for completion in Q1 2027. Contact PROPERTIA for more details.

Propertia
Bali / Canggu

EXCLUSIVE BEACHY 1 BED BY ECHO BEACH

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
41.4 m²
Land Plot
69 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C investment — long-term rental yields 14.0% net return annually.

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The Investment

Brixfox Score40
GradeC
Brixfox Intelligence
40CModerate
Score Breakdown
ROI & Yield44%
Capital Growth42%
Risk Profile43%
Market Demand40%

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
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$5K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.4%
$1,074/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$126/night
50% ($63)Brixfox estimate($126/night)200% ($252)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$12,888
Airbnb data$126/night · 41% occupancy
Rental income
$126/night · 41% occ.
$18,847
Running costs (20%)
Utilities, cleaning, maintenance
-$3,769
Income tax (10%)
Indonesian rental income tax
-$1,885
Property tax
Annual property tax
-$305
Net income
7.4% ROI
$12,888

Long-Term Rental

Yearly income
$24,367
50 comps
Rental income
$3,554/mo
$34,120
Agency fee (10%)
Finder's fee per tenant
-$3,412
Vacancy (~8%)
1.5mo gap per tenancy
-$2,625
Income tax (10%)
Indonesian rental income tax
-$3,412
Property tax
Annual property tax
-$305
Net income
14.0% ROI
$24,367

Long-term rental earns more with lower risk and less effort.

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$174,074
BPHTB (freehold transfer tax)$8,704
Notary & registration$1,800
Legal / due diligence$1,741
Total acquisition costs$12,245
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,035
($0–$2,070)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$215,854

Gross yield (asking)

10.8%

True gross yield (all-in)

8.7%

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

Leasehold with 29 years remaining.

$670K$503K$335K$168K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $174KPeak Capital Value: Yr 4 ($180K)Paid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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 12: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$179K
+3%
24 years remaining
Rental Income
+$68K
Total Position
$248K
+42%
7.3%/yr
Year 10
Capital Value
$165K
-5%
19 years remaining
Rental Income
+$148K
Total Position
$312K
+79%
6.0%/yr
Year 15
Capital Value
$111K
-36%
14 years remaining
Rental Income
+$240K
Total Position
$350K
+101%
4.8%/yr
Year 20
Capital Value
$55K
-69%
9 years remaining
Rental Income
+$346K
Total Position
$401K
+130%
4.3%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.4% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Good
$126 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
69 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
29+ year lease — strong tenure runway

Watch Out

Occupancy at 41% — factor in seasonal gaps
Compact plot at 69 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.
5.4%
$780/mo
40% occ.
7.2%
$1,048/mo
current
41% occ.
7.4%
$1,074/mo
current
51% occ.
9.3%
$1,342/mo

Lease Timeline

29 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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

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.