WALKING DISTANCE TO THE BEACH 7 BEDROOM VILLA FOR SALE LEASEHOLD IN CANGGU BE-2560

WALKING DISTANCE TO THE BEACH 7 BEDROOM VILLA FOR SALE LEASEHOLD IN CANGGU BE-2560

Bali, Bali

$1.1M

Price

8.2%

ROI

7

Bedrooms

50%

Occupancy

8 Bathrooms
Ownership: leasehold
Land: 479 m²
Build: 490 m²
Est. Revenue: $144k/yr
Avg Nightly Rate: $795

Investment Analysis

Villa located within walking distance to the beach just 500 meters away, surrounded by popular cafés such as Penny Lane, BGS Coffee, Desa Kitsune, Muda by Suka, and many more vibrant spots.This ready villa is a combination of two connected villas, offering a total of 7 bedrooms. Features an enclosed living room with high ceiling windows, a guest toilet, a modern fully equipped kitchen, and a comfortable dining area. Step outside to enjoy a private pool with a relaxing lounge area, perfect for soaking up the Bali sun. There are options to purchase the entire 7-bedroom property or choose either the 3-bedroom or 4-bedroom villa individually. A prime coastal retreat offering both comfort and convenience in one of Bali’s most sought-after areas — don’t miss it out.

Bali Exception
Bali / Canggu - Batu Bolong
Commercial Zone

WALKING DISTANCE TO THE BEACH 7 BEDROOM VILLA FOR SALE LEASEHOLD IN CANGGU BE-2560

Inventory
7 Beds
Bathrooms
8 Baths
Built Area
490 m²
Land Plot
479 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B investment — long-term rental yields 9.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$20K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.6%
$8,243/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
11.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$795/night
50% ($398)Brixfox estimate($795/night)200% ($1590)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$98,918
Airbnb data$795/night · 50% occupancy
Rental income
$795/night · 50% occ.
$144,186
Running costs (20%)
Utilities, cleaning, maintenance
-$28,837
Income tax (10%)
Indonesian rental income tax
-$14,419
Property tax
Annual property tax
-$2,013
Net income
8.6% ROI
$98,918

Long-Term Rental

Yearly income
$103,825
5 comps
Rental income
$15,247/mo
$146,370
Agency fee (10%)
Finder's fee per tenant
-$14,637
Vacancy (~8%)
1.5mo gap per tenancy
-$11,259
Income tax (10%)
Indonesian rental income tax
-$14,637
Property tax
Annual property tax
-$2,013
Net income
9.0% ROI
$103,825

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.1MPeak Capital Value: Yr 1 ($1.2M)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 11: 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
$1.1M
-2%
21 years remaining
Rental Income
+$525K
Total Position
$1.7M
+44%
7.6%/yr
Year 10
Capital Value
$857K
-26%
16 years remaining
Rental Income
+$1.1M
Total Position
$2.0M
+73%
5.6%/yr
Year 15
Capital Value
$487K
-58%
11 years remaining
Rental Income
+$1.8M
Total Position
$2.3M
+102%
4.8%/yr
Year 20
Capital Value
$181K
-84%
6 years remaining
Rental Income
+$2.7M
Total Position
$2.8M
+147%
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
8.6% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$795 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
479 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
26 years remaining on lease

Top Highlights

Prime location in Canggu - Batu Bolong — high tourist traffic
High rental yield at 8.6% — outperforms most Bali villas
Premium nightly rate of $795 — positioned in the top tier

Watch Out

Occupancy at 50% — 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

30% occ.
5.1%
$4,911/mo
40% occ.
6.9%
$6,604/mo
50% occ.
8.6%
$8,243/mo
current
60% occ.
10.4%
$9,936/mo

Lease Timeline

26 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.