LUXURY 2 BEDROOM PENTHOUSE FOR SALE LEASEHOLD IN NELAYAN, CANGGU BE-2243

LUXURY 2 BEDROOM PENTHOUSE FOR SALE LEASEHOLD IN NELAYAN, CANGGU BE-2243

Bali, Bali

$447k

Price

5.7%

ROI

2

Bedrooms

65%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 113 m²
Build: 152 m²
Est. Revenue: $40k/yr
Avg Nightly Rate: $166

Investment Analysis

Nestled in the heart of Canggu, on Jalan Nelayan, these penthouses offer a strategic location surrounded by Bali’s most sought-after destinations and only 500m from the beach. It is just steps away from Body Factory, Revolver café and minutes away from Echo Beach, coworking spaces, boutiques and nightlife. Perfect for those seeking both lifestyle and convenience.

Bali Exception
Bali / Canggu
Commercial Zone

LUXURY 2 BEDROOM PENTHOUSE FOR SALE LEASEHOLD IN NELAYAN, CANGGU BE-2243

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
152 m²
Land Plot
113 m²
Tenure
Lease 29yr
Yield Curve Status

Grade B investment — short-term rental yields 6.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+6.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$13K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$2,240/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$166/night
50% ($83)Brixfox estimate($166/night)200% ($333)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Yearly income
$26,886
Airbnb data$166/night · 65% occupancy
Rental income
$166/night · 65% occ.
$39,526
Running costs (20%)
Utilities, cleaning, maintenance
-$7,905
Income tax (10%)
Indonesian rental income tax
-$3,953
Property tax
Annual property tax
-$782
Net income
6.0% ROI
$26,886

Long-Term Rental

Yearly income
$20,987
50 comps
Rental income
$3,136/mo
$30,106
Agency fee (10%)
Finder's fee per tenant
-$3,011
Vacancy (~8%)
1.5mo gap per tenancy
-$2,316
Income tax (10%)
Indonesian rental income tax
-$3,011
Property tax
Annual property tax
-$782
Net income
4.7% ROI
$20,987

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$1.4M$1.0M$699K$350K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $447KPeak Capital Value: Yr 4 ($462K)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 14: 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
$460K
+3%
24 years remaining
Rental Income
+$143K
Total Position
$603K
+35%
6.2%/yr
Year 10
Capital Value
$423K
-5%
19 years remaining
Rental Income
+$308K
Total Position
$731K
+64%
5.0%/yr
Year 15
Capital Value
$284K
-36%
14 years remaining
Rental Income
+$500K
Total Position
$784K
+75%
3.8%/yr
Year 20
Capital Value
$140K
-69%
9 years remaining
Rental Income
+$722K
Total Position
$862K
+93%
3.3%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.0% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Good
$166 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
113 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Compact plot at 113 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

45% occ.
4.1%
$1,532/mo
55% occ.
5.1%
$1,886/mo
65% occ.
6.0%
$2,240/mo
current
75% occ.
7.0%
$2,595/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.