Luxury Penthouse 3 Bedroom Villa for Leasehold Sale in Canggu Bali

Luxury Penthouse 3 Bedroom Villa for Leasehold Sale in Canggu Bali

Canggu, Bali

$1.8M

Price

3

Bedrooms

66%

Occupancy

3 Bathrooms
Ownership: Leasehold
Est. Revenue: $35k/yr
Avg Nightly Rate: $147

Cost to reproduce & long-term let

Long-term rental alternative: ~$27k/yr gross rent

Short-term and long-term letting project about the same net return.

How it compares in Canggu

  • Expected occupancy of 66% compares with a 66% median across 1377 tracked Canggu villas.
  • Its expected nightly rate of $147 sits above the Canggu median of $117.
  • Brixfox ranks its projected net yield in the bottom half of the 1373 live Canggu listings it tracks.
How Brixfox computes these figures

Investment Analysis

Discover an exceptional opportunity to own a luxury penthouse in the heart of Canggu, Bali. Perfectly positioned in the prestigious Echo Beach area, this stunni...

Price
$1,781,312
ReportInquire
3-bedroom leasehold villa in Canggu — photo 1 of 5
Bali Home Immo
1 / 5
3-bedroom leasehold villa in Canggu — photo 2 of 5
2 / 5
3-bedroom leasehold villa in Canggu — photo 3 of 5
3 / 5
3-bedroom leasehold villa in Canggu — photo 4 of 5
4 / 5
3-bedroom leasehold villa in Canggu — photo 5 of 5
5 / 5

Luxury Penthouse 3 Bedroom Villa for Leasehold Sale in Canggu Bali

Canggu · Ref BF-577996Source · Bali Home Immo · listed 25 Jul 2026
Asking price · Leasehold
$1,781,312
Listed 111 days ago
Net yield
0.7%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 32 yrs, with no resale value
Inquire about this property
  • 398% above the Canggu median for 3-bedroom villas
  • 32-year lease · -2.4% after lease amortisation
Solid caseBrixfox read · from this listing's stored figures

This Canggu villa posts a 0.7% net yield on a $1,836,132 all-in cost, modelled from 99 nearby Airbnb comparables with high confidence, marking a solid case.

Why
Strengths
  • •Net yield of 0.7% is backed by 99 nearby comparables with high confidence in the modelling
  • •Short-term letting beats the long-term alternative of 0.5% net by 0.2 points
  • •Villa sits in Bali's tourism (pink) zone, where short-term holiday rental is permitted
Risks
  • •Leasehold has 32 years remaining; the villa reverts to the landowner with no resale value at lease end
  • •Gross yield on the all-in cost is 1.9%, with net yield at only 0.7% after local costs and tax
  • •Occupancy is modelled at 66% against a $147 average daily rate, and the listing has been on the market 3 months

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 12 Nov 2026.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
3
Bathrooms
3
Brixfox Score 74 · B· top 70% Leasehold · 32 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 32 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
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.
0.7%
$12,753 net operating income /yr
Gross yield · all-in basis
1.9%
−1.2 pts in operating costs & local taxes
After lease amortisation:-2.4%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.Rent does not repay it within the lease: 144 of 32 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Canggu — live calendar data.

No Airbnb match on file

We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$147
Expected booked rate (market-calibrated)
Expected occupancy
66%
Full-year estimate, market-calibrated
Projected annual revenue
$35,267
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
Monthly occupancy relative to the annual average, measured over three years in Canggu.

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· 1.1% of price, auto-calculated
$19,194
PPAT notary (lease deed)$17,813
Legal due diligence$1,381
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$1,836,132
+3.1% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$35,267
Rental management
−$7,053
Booking channel fees
−$1,763
Utilities
−$1,763
Cleaning & laundry
−$1,763
Maintenance & repairs
−$1,763
Insurance
−$1,058
Guest supplies & consumables
−$705
Property tax (PBB)
−$3,117
PPh 4(2) final tax on rent
−$3,527
Net operating income
$12,753/yr
Net yield on all-in investment
0.7%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value 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 ÷ 32 yrs remaining−$57,379/yr
Net yield after lease amortisation-2.4%
Payback vs remaining term144 yrs of 32 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Long-term rental alternative: ~$27k/yr gross rent0.5% net yieldHigh confidence

The two are within 0.2 points of each other on net yield.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Not quite right? Get an email when a listing like this one comes on the market.

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Canggu

Loading Map...

Explore the full market map
Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

74B
LocationStrong
Premium area with high rental demand
Rental YieldWeak
0.7% net yield on all-in cost
OccupancyGood
66% average occupancy
Nightly RateGood
$147 per night
Visual AppealStrong
8/10 visual appeal
Size & SpacePending
Plot not stated
ZoningStrong
Pink zone — Tourism zoning (Kawasan Pariwisata) where short-term rental is permitted; a zoning reading at the pin, not a licence
TenureStrong
32 years remaining on lease
Prime location in Canggu — high tourist traffic
Stunning visuals (8/10) — commands premium nightly rates
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
Net yield of 0.7% (fully managed, on all-in cost) is below the market average — model your cashflow carefully

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy46%$7,9410.4%
-10 pts occupancy56%$10,3470.6%
Expected66%$12,7530.7%
+10 pts occupancy76%$15,1600.8%

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

Lease runway32 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback144 yearsfrom net rent at the expected case
Ask Brixfox

Questions about this listing, answered from its data

Ask Brixfox about this property

Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

This Canggu villa posts a 0.7% net yield on a $1,836,132 all-in cost, modelled from 99 nearby Airbnb comparables with high confidence, marking a solid case.

Strengths
  • •Net yield of 0.7% is backed by 99 nearby comparables with high confidence in the modelling
  • •Short-term letting beats the long-term alternative of 0.5% net by 0.2 points
  • •Villa sits in Bali's tourism (pink) zone, where short-term holiday rental is permitted
Risks
  • •Leasehold has 32 years remaining; the villa reverts to the landowner with no resale value at lease end
  • •Gross yield on the all-in cost is 1.9%, with net yield at only 0.7% after local costs and tax
  • •Occupancy is modelled at 66% against a $147 average daily rate, and the listing has been on the market 3 months

Try one of these

2 free AI questions a day · a free account gets 5 — Pro is unlimited.

Questions are stored for 12 months to improve our answers. Privacy

On-site check

Have it checked on site before you fly

Brixfox Buyer Service · carried out by Villas of Bali

Buying from abroad? Someone on Bali visits this villa for you before you commit — the photos, the video and the notary's findings arrive in your Brixfox account, next to our numbers, so you decide on evidence rather than on a brochure.

We pass your name and number to Villas of Bali to plan the visit; they contact you within one working day. Payment by card through Stripe — Brixfox invoices you, in euros or dollars.

If the visit cannot take place — the villa is sold or withdrawn, or access is refused — the order is cancelled and refunded in full. The visit is carried out by Villas of Bali; the papers in the Due Diligence Pack are reviewed by an independent PPAT notary, under the notary's own name and responsibility. Brixfox gives no legal advice and no advice on ownership structures.

Inquire

Take the numbers with you, or talk to the agent

Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

Interested in this property?

Your Brixfox analysis goes with it, so you arrive as a qualified buyer, not a cold email. Where the agency takes inquiries through Brixfox it goes straight to the agent; otherwise it comes to the Brixfox team and we reply to you. Brixfox adds no fee.

Optional — leave it blank and we'll send the message above.

Source · Bali Home Immo

We email you a copy and check in a few days later that you heard back. No spam, no fee.

Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use Brixfox Intelligence rental data from tracked Airbnb calendars. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.