LUXURY 4 BEDROOM VILLA FOR SALE LEASEHOLD IN CANGGU BE-1303

LUXURY 4 BEDROOM VILLA FOR SALE LEASEHOLD IN CANGGU BE-1303

Bali, Bali

$2.0M

Price

2.5%

ROI

4

Bedrooms

56%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 400 m²
Build: 800 m²
Est. Revenue: $103k/yr
Avg Nightly Rate: $504

Investment Analysis

Discover the epitome of luxurious living in this stunning villa located in the heart of Canggu. Situated 10 minutes from the beach and close to amidst vibrant cafes,popular restaurants, and beach clubs, and the best schools nearby for added convenience.Spanning a generous 400 square meters of land, this exclusive residence is built on 800-square-meters, fully furnished with custom made furniture and unique design, this villa boasts marble accents ensuring top quality in every detail. The villa features a big walk-in closet. With four bedrooms and five bathrooms, each adorned with spacious wardrobes, and indulging your culinary skills in the fully equipped kitchen. Immerse yourself in the private cinema room, a fully equipped study or office spot, and a spacious parking lot. For those who love to stay active, there’s a gym, and when it’s time to unwind, enjoy a drink at the beautiful bar.The true gem of this property is its enchanting garden and inviting swimming pool, offering direct views of lush rice fields and breathtaking sunsets every evening. To elevate the experience, the villa also features a stunning rooftop, perfect for enjoying panoramic views and relaxing under the stars.Don’t miss your chance to call this exquisite villa your own and experience the lifestyle you deserve. Act now and step into a world where luxury meets unparalleled comfort. Your Bali dream home is perfect for families.

Bali Exception
Bali / Canggu
Long Lease

LUXURY 4 BEDROOM VILLA FOR SALE LEASEHOLD IN CANGGU BE-1303

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
800 m²
Land Plot
400 m²
Tenure
Lease 50yr
Yield Curve Status

Grade B investment — short-term rental yields 3.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+3.2%
+$319K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$5,726/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
29.1 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$504/night
50% ($252)Brixfox estimate($504/night)200% ($1009)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$68,714
Airbnb data$504/night · 56% occupancy
Rental income
$504/night · 56% occ.
$103,163
Running costs (20%)
Utilities, cleaning, maintenance
-$20,633
Income tax (10%)
Indonesian rental income tax
-$10,316
Property tax
Annual property tax
-$3,500
Net income
3.4% ROI
$68,714

Long-Term Rental

Yearly income
$54,921
50 comps
Rental income
$8,416/mo
$80,796
Agency fee (10%)
Finder's fee per tenant
-$8,080
Vacancy (~8%)
1.5mo gap per tenancy
-$6,215
Income tax (10%)
Indonesian rental income tax
-$8,080
Property tax
Annual property tax
-$3,500
Net income
2.7% ROI
$54,921

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 50 years remaining.

$8.9M$6.7M$4.5M$2.2M$0Yr 0Yr 10Yr 20Yr 30Yr 40Yr 50Purchase PriceIlliquid zoneUnsellableToday: $2.0MPeak Capital Value: Yr 25 ($3.8M)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 22: 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
$2.3M
+16%
45 years remaining
Rental Income
+$365K
Total Position
$2.7M
+34%
6.1%/yr
Year 10
Capital Value
$2.7M
+34%
40 years remaining
Rental Income
+$788K
Total Position
$3.5M
+74%
5.7%/yr
Year 15
Capital Value
$3.1M
+56%
35 years remaining
Rental Income
+$1.3M
Total Position
$4.4M
+120%
5.4%/yr
Year 20
Capital Value
$3.6M
+81%
30 years remaining
Rental Income
+$1.8M
Total Position
$5.5M
+173%
5.1%/yr

Location

Bali

Canggu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
3.4% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$504 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
50 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Premium nightly rate of $504 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 3.4% is near the market average — model your cashflow carefully
Occupancy at 56% — 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

36% occ.
2.1%
$3,579/mo
46% occ.
2.8%
$4,653/mo
56% occ.
3.4%
$5,726/mo
current
66% occ.
4.1%
$6,800/mo

Lease Timeline

50 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.