Modern Minimalist Freehold Villa Project for Sale in Canggu

Modern Minimalist Freehold Villa Project for Sale in Canggu

Pererenan, Bali

$978k

Price

23.5%

ROI

9

Bedrooms

72%

Occupancy

Ownership: Freehold
Build: 400 m²
Est. Revenue: $353k/yr
Avg Nightly Rate: $1347

Investment Analysis

The gated luxury villa compound is surrounded by the most beautiful rice paddy views and greenbelts restricted zones. This area will be one of the mos

Kibarer Property
Pererenan / Pererenan

Modern Minimalist Freehold Villa Project for Sale in Canggu

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

Grade B+ investment — short-term rental yields 25.1% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+31.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.8%
+$331K in 5yr (+34%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
25.1%
$20,442/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
4 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
4.0 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)
$1,347/night
50% ($673)Brixfox estimate($1,347/night)200% ($2693)
Occupancy
72%
10%Brixfox estimate(72%)100%

Short-Term Rental

Yearly income
$245,305
Airbnb data$1,347/night · 72% occupancy
Rental income
$1,347/night · 72% occ.
$352,880
Running costs (20%)
Utilities, cleaning, maintenance
-$70,576
Income tax (10%)
Indonesian rental income tax
-$35,288
Property tax
Annual property tax
-$1,711
Net income
25.1% ROI
$245,305

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$977,751
BPHTB (freehold transfer tax)$48,888
Notary & registration$1,800
Legal / due diligence$9,778
Total acquisition costs$60,466
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$10,000
($0–$20,000)
Furnishing & STR launch
9bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$86,100
All-in investment$1,134,317

Gross yield (asking)

36.1%

True gross yield (all-in)

31.1%

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 — 6%/yr appreciation in Pererenan.

$19.9M$14.9M$9.9M$5.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $978K
Capital appreciation
Property value growing at +6%/yr based on Pererenan 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 4: rental income alone has repaid the full purchase price.
2x return
Year 4: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.3M
+34%
Rental Income
+$1.3M
Total Position
$2.6M
+167%
21.7%/yr
Year 10
Capital Value
$1.8M
+79%
Rental Income
+$2.8M
Total Position
$4.6M
+367%
16.7%/yr
Year 20
Capital Value
$3.1M
+221%
Rental Income
+$6.6M
Total Position
$9.7M
+895%
12.2%/yr
Year 30
Capital Value
$5.6M
+474%
Rental Income
+$11.7M
Total Position
$17.3M
+1668%
10.0%/yr

Location

Pererenan

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
25.1% annual return
Occupancy
Good
72% average occupancy
Nightly Rate
Strong
$1347 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 25.1% — outperforms most villas in this market
Premium nightly rate of $1347 — positioned in the top tier
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

52% occ.
18.1%
$14,707/mo
62% occ.
21.6%
$17,575/mo
72% occ.
25.1%
$20,442/mo
current
82% occ.
28.6%
$23,309/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.