READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BE-2379

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BE-2379

Bali, Bali

$327k

Price

5.9%

ROI

3

Bedrooms

50%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 210 m²
Est. Revenue: $49k/yr
Avg Nightly Rate: $269

Investment Analysis

This villa offers a peaceful retreat while remaining close to Bali’s vibrant hotspots. Within just a short drive, you can reach Pererenan and Canggu, known for their lively cafés, boutique shops, yoga studios, and stunning beaches perfect for sunset strolls and surf.The villa’s interior embraces a modern tropical design with a touch of warmth. High ceilings, natural wood finishes, and expansive glass doors create an airy atmosphere that blends indoor comfort with outdoor beauty. Every detail reflects a balance between style and functionality, making it ideal for both relaxation and daily living. Stepping outside, you’re greeted by a private swimming pool surrounded by lush greenery and tropical landscaping. The garden provides a refreshing escape, while the balcony upstairs offers a tranquil view of the surrounding area, inviting you to unwind in privacy. Perfect for families or groups, this villa combines contemporary elegance with a serene setting, creating a true sanctuary in one of Bali’s most desirable areas.

Bali Exception
Bali / North-Canggu - Munggu

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BE-2379

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
210 m²
Land Plot
300 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — long-term rental yields 11.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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
+7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$43K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.2%
$2,788/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$269/night
50% ($135)Brixfox estimate($269/night)200% ($538)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$33,459
Airbnb data$269/night · 50% occupancy
Rental income
$269/night · 50% occ.
$48,616
Running costs (20%)
Utilities, cleaning, maintenance
-$9,723
Income tax (10%)
Indonesian rental income tax
-$4,862
Property tax
Annual property tax
-$573
Net income
10.2% ROI
$33,459

Long-Term Rental

Yearly income
$36,035
50 comps
Rental income
$5,274/mo
$50,627
Agency fee (10%)
Finder's fee per tenant
-$5,063
Vacancy (~8%)
1.5mo gap per tenancy
-$3,894
Income tax (10%)
Indonesian rental income tax
-$5,063
Property tax
Annual property tax
-$573
Net income
11.0% ROI
$36,035

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$1.2M$937K$624K$312K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $327KPeak 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 9: 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
$284K
-13%
18 years remaining
Rental Income
+$178K
Total Position
$462K
+41%
7.2%/yr
Year 10
Capital Value
$183K
-44%
13 years remaining
Rental Income
+$384K
Total Position
$567K
+73%
5.6%/yr
Year 15
Capital Value
$85K
-74%
8 years remaining
Rental Income
+$622K
Total Position
$707K
+116%
5.3%/yr
Year 20
Capital Value
$21K
-94%
3 years remaining
Rental Income
+$899K
Total Position
$920K
+181%
5.3%/yr

Location

Bali

North-Canggu - Munggu, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
10.2% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$269 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Prime location in North-Canggu - Munggu — high tourist traffic
High rental yield at 10.2% — outperforms most Bali villas
Premium nightly rate of $269 — positioned in the top tier

Watch Out

Occupancy at 50% — factor in seasonal gaps
Compact plot at 300 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.
6.1%
$1,671/mo
40% occ.
8.2%
$2,244/mo
50% occ.
10.2%
$2,788/mo
current
60% occ.
12.3%
$3,361/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

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.