STUNNING 2 BEDROOM VILLA WITH ROOFTOP POOL FOR SALE LEASEHOLD IN BATU BOLONG BE-1057

STUNNING 2 BEDROOM VILLA WITH ROOFTOP POOL FOR SALE LEASEHOLD IN BATU BOLONG BE-1057

Bali, Bali

$275k

Price

8.3%

ROI

2

Bedrooms

68%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 86 m²
Build: 188 m²
Est. Revenue: $35k/yr
Avg Nightly Rate: $141

Investment Analysis

Nestled in the charming Batu Bolong area of Canggu, this villa is just a 9-minute stroll to Batu Bolong Beach and in close proximity to a variety of restaurants and cafés. The villa boasts two bedrooms and ensuite bathroom, with two additional guest toilets. Fully furnished and featuring a well-equipped kitchen, the villa’s high ceiling windows enhance the sense of space and light, creating a welcoming atmosphere, includes a unique sunken living room. This villa features two swimming pools—one on the ground floor and another on the rooftop, providing stunning views and a refreshing retreat. This villa is perfect for families seeking a comfortable home as well as for those looking to make a prime investment in a desirable location

Bali Exception
Bali / Canggu - Batu Bolong

STUNNING 2 BEDROOM VILLA WITH ROOFTOP POOL FOR SALE LEASEHOLD IN BATU BOLONG BE-1057

Inventory
2 Beds
Bathrooms
4 Baths
Built Area
188 m²
Land Plot
86 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — long-term rental yields 12.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$9K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.7%
$2,004/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$141/night
50% ($71)Brixfox estimate($141/night)200% ($282)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$24,051
Airbnb data$141/night · 68% occupancy
Rental income
$141/night · 68% occ.
$35,047
Running costs (20%)
Utilities, cleaning, maintenance
-$7,009
Income tax (10%)
Indonesian rental income tax
-$3,505
Property tax
Annual property tax
-$481
Net income
8.7% ROI
$24,051

Long-Term Rental

Yearly income
$35,005
50 comps
Rental income
$5,112/mo
$49,077
Agency fee (10%)
Finder's fee per tenant
-$4,908
Vacancy (~8%)
1.5mo gap per tenancy
-$3,775
Income tax (10%)
Indonesian rental income tax
-$4,908
Property tax
Annual property tax
-$481
Net income
12.7% ROI
$35,005

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$1.0M$756K$504K$252K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $275KPeak Capital Value: NowPaid 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 10: 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
$266K
-3%
20 years remaining
Rental Income
+$128K
Total Position
$393K
+43%
7.4%/yr
Year 10
Capital Value
$185K
-33%
15 years remaining
Rental Income
+$276K
Total Position
$461K
+67%
5.3%/yr
Year 15
Capital Value
$95K
-65%
10 years remaining
Rental Income
+$447K
Total Position
$543K
+97%
4.6%/yr
Year 20
Capital Value
$28K
-90%
5 years remaining
Rental Income
+$646K
Total Position
$674K
+145%
4.6%/yr

Location

Bali

Canggu - Batu Bolong, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.7% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Good
$141 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
86 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in Canggu - Batu Bolong — high tourist traffic
High rental yield at 8.7% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Compact plot at 86 m² — limited expansion potential
STR zoning not confirmed — verify before purchasing for short-term rental use

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

48% occ.
6.1%
$1,403/mo
58% occ.
7.4%
$1,704/mo
68% occ.
8.7%
$2,004/mo
current
78% occ.
10.1%
$2,305/mo

Lease Timeline

25 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.