Modern Freehold Villa in Canggu

Modern Freehold Villa in Canggu

Berawa, Bali

$363k

Price

6.4%

ROI

62%

Occupancy

Ownership: Freehold
Build: 250 m²
Est. Revenue: $36k/yr
Avg Nightly Rate: $159

Investment Analysis

This modern tropical-designed villa offers a great opportunity to own a home in one of Bali’s most in-demand locations. Situated in a complex villa,

Kibarer Property
Berawa / Berawa

Modern Freehold Villa in Canggu

Inventory
0 Beds
Bathrooms
0 Baths
Built Area
250 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.7% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+14.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+8.1%
+$146K in 5yr (+40%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$2,035/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.9 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$159/night
50% ($79)Brixfox estimate($159/night)200% ($318)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$24,418
Airbnb data$159/night · 62% occupancy
Rental income
$159/night · 62% occ.
$35,790
Running costs (20%)
Utilities, cleaning, maintenance
-$7,158
Income tax (10%)
Indonesian rental income tax
-$3,579
Property tax
Annual property tax
-$635
Net income
6.7% ROI
$24,418

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$362,850
BPHTB (freehold transfer tax)$18,143
Notary & registration$1,800
Legal / due diligence$3,629
Total acquisition costs$23,572
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$32,500
($20,000–$45,000)
Furnishing & STR launch
0bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$18,100
All-in investment$437,022

Gross yield (asking)

9.9%

True gross yield (all-in)

8.2%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Freehold — 7%/yr appreciation in Berawa.

$4.5M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $363K
Capital appreciation
Property value growing at +7%/yr based on Berawa market trends.
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 13: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$509K
+40%
Rental Income
+$130K
Total Position
$639K
+76%
12.0%/yr
Year 10
Capital Value
$714K
+97%
Rental Income
+$280K
Total Position
$994K
+174%
10.6%/yr
Year 20
Capital Value
$1.4M
+287%
Rental Income
+$656K
Total Position
$2.1M
+468%
9.1%/yr
Year 30
Capital Value
$2.8M
+661%
Rental Income
+$1.2M
Total Position
$3.9M
+981%
8.3%/yr

Location

Berawa

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.7% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Good
$159 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 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

42% occ.
4.5%
$1,358/mo
52% occ.
5.6%
$1,696/mo
62% occ.
6.7%
$2,035/mo
current
72% occ.
7.8%
$2,373/mo

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.