Luxury Estate with Three Private Residences and Panoramic Rice Field Views in North Canggu

Luxury Estate with Three Private Residences and Panoramic Rice Field Views in North Canggu

Canggu, Bali

$603k

Price

13.5%

ROI

7

Bedrooms

47%

Occupancy

8 Bathrooms
Ownership: Leasehold
Land: 1000 m²
Build: 607 m²
Est. Revenue: $127k/yr
Avg Nightly Rate: $748

Investment Analysis

Set on an expansive 1,000 sqm plot in North Canggu, this exceptional modern estate comprises three luxury residences surrounded by uninterrupted rice field views in a non-floodable area with excellent road access. Designed with contemporary architecture and premium finishes, the property features a spacious five-bedroom main villa, a luxury tree house, and a luxury wooden

7-bedroom leasehold villa in Canggu — photo 1 of 5
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7-bedroom leasehold villa in Canggu — photo 2 of 5
7-bedroom leasehold villa in Canggu — photo 3 of 5
7-bedroom leasehold villa in Canggu — photo 4 of 5
7-bedroom leasehold villa in Canggu — photo 5 of 5

Luxury Estate with Three Private Residences and Panoramic Rice Field Views in North Canggu

Canggu · Ref BF-435309 Source verified · VillasofBali · listed 11 Jul 2026
Asking price · Leasehold
$602,700
Inquire — direct to agent
Ownership
Leasehold
Bedrooms
7
Bathrooms
8
Built area
607 m²
Land
1000 m²
Brixfox Score 81 · B+ Leasehold · 23.4 yrs leftFinancial analysis ↓
Modelled from Airbnb listings we track across Canggu — live calendar data. Projections are estimates, not financial advice.
Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 23.4 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
7.4%
$54,593 net operating income /yr
Gross yield · all-in basis
17.2%
−9.8 pts in operating costs & local taxes
After lease amortisation:3.1%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by the AirDNA-measured asking-to-booked factor (~−33% on Bali). Occupancy is calibrated against AirDNA reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$748
Expected booked rate (asking −33%, AirDNA-calibrated)
Expected occupancy
47%
Full-year estimate, AirDNA-calibrated
Projected annual revenue
$126,961
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 2.3% of price, auto-calculated
$13,854
Lease transfer & notarial admin (~1%)$6,027
Notary & registration$1,800
Legal fees$6,027
Renovation budget· Estimated from finish level — mid-range usually needs light refresh.
$
Furniture & STR launch· default ≈ $6,186/bedroom
$
All-in investment
$738,764
+22.6% over asking

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map. When our photo-matching identifies this exact property on Airbnb, its live listing appears below.

Location

Canggu

Pin from agency listing

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
14.6% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$748 per night
Visual Appeal
Good
7/10 visual appeal
Size & Space
Strong
1000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23.4 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 14.6% — outperforms most villas in this market
Premium nightly rate of $748 — positioned in the top tier

Watch Out

Occupancy at 47% — factor in seasonal gaps
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

30% occ.
9.3%
$4,690/mo
40% occ.
12.5%
$6,283/mo
47% occ.
14.6%
$7,318/mo
current
57% occ.
17.7%
$8,911/mo

Lease Timeline

23.4 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8.4 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
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. Vetted local management partners are already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 10+ yrs operating

Bali Villa Manager

Vetted

Full-service villa management across Bali — trusted since 2016

20%
Management fee
of rental revenue — already in your Managed figures

All-in-one property management by the Villas of Bali team — daily, monthly and yearly rentals, staff supervision, maintenance and transparent monthly reporting, with a 24/7 concierge looking after your guests.

What the fee covers

  • Daily, monthly & yearly rental management
  • Listing & booking management on major platforms
  • Marketing & pricing strategy optimisation
  • 24/7 concierge & guest services
  • Staff supervision & professional housekeeping
  • Maintenance & repairs coordination
  • Financial reporting & accounting
  • Monthly owner statements & payouts
Visit Bali Villa Manager
Vetted by Brixfox 15+ yrs operating

Villa Bali Management

Vetted

The art of Balinese hospitality, tailored to every home

20%
Management fee
of rental revenue — already in your Managed figures

Airbnb Ambassador and 10+ year Superhost — rated among Airbnb’s top hosts in the Asia-Pacific region. Full-service management from staff and maintenance to dynamic pricing, 24/7 guest support and monthly owner reports.

What the fee covers

  • Full staff & operations management
  • 24/7 maintenance & regular villa inspections
  • Multi-platform listings (Airbnb, Booking.com, Agoda, Expedia)
  • Dynamic pricing & revenue management
  • 24/7 guest concierge & support
  • Financial tracking & monthly owner reports
Visit Villa Bali Management

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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.