Amazing three level freehold villa for sale close to the beach
Canggu · Ref BF-6321Source · Kibarer · listed 29 May 2026
Ownership
Freehold
Bedrooms
6
Bathrooms
6
Built area
527 m²
Land
437 m²
Brixfox Score 96 · A+· top 10%Brixfox's 0–100 investment rating across 8 weighted pillars — ROI, location, rental demand, land & space, visual appeal, ownership security, payback speed and zoning. The grade is a relative rank — 96 grades as A+ (top 10% of tracked inventory in this market). It is not an endorsement of the yield figure by itself.Financial analysis ↓
Financials
What it earns, what it costs to own, and the net yield
Financial analysis
· Brixfox Standard · Non-resident · Fully managed
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, staff/local operations 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.
5.0%
$58,630 net operating income /yr
Gross yield · all-in basis
12.3%
−7.3 pts in operating costs & local taxes
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 asking-to-booked factor (~−33% on Bali). Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.Expected ADR
$749
Expected booked rate (asking −33%, market-calibrated)
Expected occupancy
53%
Full-year estimate, market-calibrated
Projected annual revenue
$144,901
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
$Acquisition costs· 6.2% of price, auto-calculated
$65,360
BPHTB (freehold transfer tax)$52,967
Notary & registration$1,800
Legal fees$10,593
Renovation budget· Light touch-ups — paint, fixtures, deep clean.
$Furniture & STR launch· default STR launch only (delivered furnished)
$All-in investment
$1,177,092
+11.1% 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
$144,901
Management fee
% of revenue−$36,225
OTA / channel fees
% of revenue$-0
Staff & local operations
% of revenue$-0
Cleaning (net of guest fees)
% of revenue−$5,796
Utilities, insurance & consumables
% of revenue−$11,592
Lodging / tourist tax
% of revenue−$14,490
Maintenance reserve
% of price−$10,593
Annual property tax
% of price−$1,059
Local income tax
% of profit−$6,514
Net operating income
$58,630/yr
Net yield on all-in investment
5.0%
Total return, if prices move
Net yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.Annual appreciation assumption0%
0%7% · Canggu 5-yr avg — historical, not a forecast
Indicative total return
5.0%/yr
5.0% net yield + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.
Cost to reproduce & the long-term-let alternative
What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 41% above cost to reproducecost ≈ $750kMedium confidence
Long-term rental alternative: ~$74k/yr gross rent3.8% net yieldMedium confidence
Short-term letting projected to outperform long-term by 1.2 points.
Want this analysis as a 7-page underwriting report?
AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags
Evidence
Where it sits, and who confirms it
Comp table: Market evidence ↑ in Financials
Location
Agency pin · unverifiedCanggu
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Verdict
Score, and what could go wrong
Same net-yield basis as the financial analysis
Brixfox Score
96A
LocationStrong
Premium area with high rental demand
Rental YieldGood
5.0% net yield on all-in cost
OccupancyAverage
53% average occupancy
Nightly RateStrong
$749 per night
Visual AppealGood
6/10 visual appeal
Size & SpaceGood
437 m² land area
ZoningStrong
Zoned for short-term rentals
TenureStrong
Freehold ownership
Prime location in Canggu — high tourist traffic
Premium nightly rate of $749 — positioned in the top tier
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
Occupancy at 53% — 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.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -20 pts occupancy | 33% | $32,548 | 2.8% |
| -10 pts occupancy | 43% | $45,589 | 3.9% |
| Expected | 53% | $58,630 | 5.0% |
| +10 pts occupancy | 63% | $71,671 | 6.1% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
TenureFreeholdno lease decay · no amortisation
Payback10.6 yearsfrom net rent at the expected case
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Villa Underwriting Report
7-page PDF · one-time purchase · this property
- AI photo analysis vs the comp set
- Route-based net yields (all structures)
- Bid ladder & negotiation anchors
- Due-diligence plan & red flags
Included with Pro & Agency plans
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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 verified Brixfox Intelligence rental data. Operating costs are modelled per line — management or self-managed OTA + staff/local operations, 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.