OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2289

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2289

Canggu, Bali

$275k

Price

16.8%

ROI

3

Bedrooms

53%

Occupancy

3 Bathrooms
Ownership: Freehold
Land: 136 m²
Est. Revenue: $67k/yr
Avg Nightly Rate: $349

Investment Analysis

This Villa BE-2289 located in Canggu is for sale with Leasehold ownership for EUR237,506, IDR4,577,984,730

Bali Exception
Canggu / Canggu

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2289

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

Grade A investment — short-term rental yields 16.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+24.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+8.1%
+$111K in 5yr (+40%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
16.8%
$3,860/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
5.9 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)
$349/night
50% ($174)Brixfox estimate($349/night)200% ($697)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$46,321
Airbnb data$349/night · 53% occupancy
Rental income
$349/night · 53% occ.
$66,860
Running costs (20%)
Utilities, cleaning, maintenance
-$13,372
Income tax (10%)
Indonesian rental income tax
-$6,686
Property tax
Annual property tax
-$481
Net income
16.8% ROI
$46,321

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$275,000
BPHTB (freehold transfer tax)$13,750
Notary & registration$1,800
Legal / due diligence$2,750
Total acquisition costs$18,300
RenovationMove-in ready
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$336,200

Gross yield (asking)

24.3%

True gross yield (all-in)

19.9%

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 Canggu.

$4.9M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $275K
Capital appreciation
Property value growing at +7%/yr based on Canggu 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 6: 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
$386K
+40%
Rental Income
+$246K
Total Position
$632K
+130%
18.1%/yr
Year 10
Capital Value
$541K
+97%
Rental Income
+$531K
Total Position
$1.1M
+290%
14.6%/yr
Year 20
Capital Value
$1.1M
+287%
Rental Income
+$1.2M
Total Position
$2.3M
+740%
11.2%/yr
Year 30
Capital Value
$2.1M
+661%
Rental Income
+$2.2M
Total Position
$4.3M
+1463%
9.6%/yr

Location

Canggu

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
16.8% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$349 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
136 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 16.8% — outperforms most villas in this market
Premium nightly rate of $349 — positioned in the top tier

Watch Out

Occupancy at 53% — factor in seasonal gaps
Compact plot at 136 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

33% occ.
10.4%
$2,376/mo
43% occ.
13.6%
$3,118/mo
53% occ.
16.8%
$3,860/mo
current
63% occ.
20.1%
$4,603/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.