3 bedroom villa with unblocked paddy field view in Canggu

3 bedroom villa with unblocked paddy field view in Canggu

Bali, Bali

$290k

Price

10.5%

ROI

3

Bedrooms

80%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 405 m²
Build: 200 m²
Est. Revenue: $45k/yr
Avg Nightly Rate: $154

Investment Analysis

A 3-bedroom leasehold villa in the Canggu area, set on 405 m² with rice field views and a private infinity pool.

Villas of Bali
Bali / Canggu

3 bedroom villa with unblocked paddy field view in Canggu

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
200 m²
Land Plot
405 m²
Tenure
Lease 20yr
Yield Curve Status

Grade B investment — long-term rental yields 14.0% net return annually.

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The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+4.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.1%
-$88K in 5yr (-30%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.7%
$2,580/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$154/night
50% ($77)Brixfox estimate($154/night)200% ($308)
Occupancy
80%
10%Brixfox estimate(80%)100%

Short-Term Rental

Yearly income
$30,955
Airbnb data$154/night · 80% occupancy
Rental income
$154/night · 80% occ.
$44,946
Running costs (20%)
Utilities, cleaning, maintenance
-$8,989
Income tax (10%)
Indonesian rental income tax
-$4,495
Property tax
Annual property tax
-$508
Net income
10.7% ROI
$30,955

Long-Term Rental

Yearly income
$40,707
50 comps
Rental income
$5,937/mo
$56,999
Agency fee (10%)
Finder's fee per tenant
-$5,700
Vacancy (~8%)
1.5mo gap per tenancy
-$4,385
Income tax (10%)
Indonesian rental income tax
-$5,700
Property tax
Annual property tax
-$508
Net income
14.0% ROI
$40,707

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 20 years remaining.

$957K$717K$478K$239K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $290KPeak 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 9: 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
$202K
-30%
15 years remaining
Rental Income
+$164K
Total Position
$366K
+26%
4.8%/yr
Year 10
Capital Value
$104K
-64%
10 years remaining
Rental Income
+$355K
Total Position
$459K
+58%
4.7%/yr
Year 15
Capital Value
$30K
-90%
5 years remaining
Rental Income
+$576K
Total Position
$606K
+109%
5.0%/yr
Leasehold Alert
With 20 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 5 years.

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
10.7% annual return
Occupancy
Strong
80% average occupancy
Nightly Rate
Good
$154 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
405 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
20 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 10.7% — outperforms most Bali villas
Strong occupancy at 80% — consistent booking demand

Watch Out

STR zoning not confirmed — verify before purchasing for short-term rental use

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

60% occ.
8.0%
$1,923/mo
70% occ.
9.3%
$2,251/mo
80% occ.
10.7%
$2,580/mo
current
90% occ.
12.0%
$2,908/mo

Lease Timeline

20 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 5 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.