BEAUTIFUL BEACHSIDE VILLA IN THE HEART OF NELAYAN CANGGU

BEAUTIFUL BEACHSIDE VILLA IN THE HEART OF NELAYAN CANGGU

Bali, Bali

$309k

Price

10.5%

ROI

4

Bedrooms

50%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 435 m²
Build: 300 m²
Est. Revenue: $92k/yr
Avg Nightly Rate: $504

Investment Analysis

Perfectly located in Nelayan, Canggu, this beautifully finished villa offers an exceptional lifestyle just a few minutes’ walk from Nelayan Beach.

Propertia
Bali / Canggu
Commercial Zone

BEAUTIFUL BEACHSIDE VILLA IN THE HEART OF NELAYAN CANGGU

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
300 m²
Land Plot
435 m²
Tenure
Lease 19yr
Yield Curve Status

Grade B investment — short-term rental yields 20.7% net return annually.

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The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+14.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.6%
-$101K in 5yr (-33%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
20.7%
$5,326/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
4.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$504/night
50% ($252)Brixfox estimate($504/night)200% ($1008)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$63,913
Airbnb data$504/night · 50% occupancy
Rental income
$504/night · 50% occ.
$92,075
Running costs (20%)
Utilities, cleaning, maintenance
-$18,415
Income tax (10%)
Indonesian rental income tax
-$9,208
Property tax
Annual property tax
-$540
Net income
20.7% ROI
$63,913

Long-Term Rental

Yearly income
$45,136
50 comps
Rental income
$6,580/mo
$63,169
Agency fee (10%)
Finder's fee per tenant
-$6,317
Vacancy (~8%)
1.5mo gap per tenancy
-$4,859
Income tax (10%)
Indonesian rental income tax
-$6,317
Property tax
Annual property tax
-$540
Net income
14.6% ROI
$45,136

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 19 years remaining.

$1.8M$1.4M$923K$462K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $309KPeak Capital Value: NowPaid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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 5: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$207K
-33%
14 years remaining
Rental Income
+$339K
Total Position
$547K
+77%
12.1%/yr
Year 10
Capital Value
$102K
-67%
9 years remaining
Rental Income
+$733K
Total Position
$835K
+171%
10.5%/yr
Year 15
Capital Value
$28K
-91%
4 years remaining
Rental Income
+$1.2M
Total Position
$1.2M
+294%
9.6%/yr
Leasehold Alert
With 19 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 4 years.

Location

Bali

Canggu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
20.7% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$504 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
435 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
19 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 20.7% — outperforms most Bali villas
Premium nightly rate of $504 — positioned in the top tier

Watch Out

Occupancy at 50% — 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.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
12.4%
$3,179/mo
40% occ.
16.5%
$4,252/mo
50% occ.
20.7%
$5,326/mo
current
60% occ.
24.9%
$6,400/mo

Lease Timeline

19 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 4 years while the property is still easy to sell.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

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.