Off-Plan Modern 2 Bedroom Villas in Central Batu Bolong

Off-Plan Modern 2 Bedroom Villas in Central Batu Bolong

Canggu, Bali

$394k

Price

5.0%

ROI

2

Bedrooms

72%

Occupancy

Ownership: Leasehold
Land: 146 m²
Build: 147 m²
Est. Revenue: $31k/yr
Avg Nightly Rate: $118

Investment Analysis

Villa now is on finishing phase. Off-Plan Project (7 Units Only) Introducing a stylish off-plan villa project in the heart of Batu Bolong, Canggu — one of Bali’s most sought-after neighborhoods. With only 7 units available, this modern development offers a unique blend of privacy, convenience, and lifestyle. Just 7 minutes from Batu Bolong Beach

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

Off-Plan Modern 2 Bedroom Villas in Central Batu Bolong

Canggu · Batu Bolong · Ref BF-4429 Source verified · VillasofBali · listed 27 May 2026
Asking price · Leasehold
$393,600
Inquire — direct to agent
Ownership
Leasehold
Bedrooms
2
Built area
147 m²
Land
146 m²
Gross yield
7.0%
Est. ADR
$118/night
Occupancy
72%
Brixfox Score 52 · C Leasehold · 24.08 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; your capital is not recovered when it ends — see “after lease amortisation” in the analysis.
Modelled from Airbnb listings we track across Canggu — live calendar data. Projections are estimates, not financial advice.

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Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 24.08 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.
Gross yield · all-in basis
7.0%
−4.5 pts in operating costs & local taxes
After lease amortisation:-1.7%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 our measured asking-to-booked factor (~−33% on Bali). Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$118
Expected booked rate (asking −33%, market-calibrated)
Expected occupancy
72%
Full-year estimate, market-calibrated
Projected annual revenue
$31,060
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· 2.5% of price, auto-calculated
$9,672
Lease transfer & notarial admin (~1%)$3,936
Notary & registration$1,800
Legal fees$3,936
Renovation budget· Estimated from finish level — luxury finish typically STR-ready.
$
Furniture & STR launch· default ≈ $17,850/bedroom
$
All-in investment
$442,647
+12.5% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure on this page.
Gross annual revenue
$31,061
Management fee
%−$7,765
OTA / channel fees
%$-0
Cleaning (net of guest fees)
%−$1,242
Utilities, insurance & consumables
%−$2,485
Lodging / tourist tax
%−$3,106
Maintenance reserve
%−$3,936
Annual property tax
%−$394
Local income tax
%−$1,213
Net operating income
$10,919/yr
Net yield on all-in investment
2.5%
Leasehold economics
A leasehold expires — your capital is not returned at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 24.08 yrs remaining−$18,382/yr
Net yield after lease amortisation-1.7%
Payback vs remaining term40.5 yrs of 24.08 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.

Villa Underwriting Report

One-time purchase · this property

$49

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Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Canggu

Batu Bolong, Pin from agency listing

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
2.5% net yield on all-in cost
Occupancy
Good
72% average occupancy
Nightly Rate
Average
$118 per night
Visual Appeal
Strong
9/10 visual appeal
Size & Space
Weak
146 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24.08 years remaining on lease

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Risks & What-If

What if occupancy changes?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Sensitivity analysis requires Pro

Lease Timeline

24.08 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9.1 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
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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.