Smart 2-Bedroom Leasehold Villa for Sale in Batu Bolong, Canggu

Smart 2-Bedroom Leasehold Villa for Sale in Batu Bolong, Canggu

Bali, Bali

$377k

Price

8.8%

ROI

2

Bedrooms

73%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 98 m²
Build: 100 m²
Est. Revenue: $49k/yr
Avg Nightly Rate: $185

Investment Analysis

This brand-new smart villa is located in one of Canggu’s most vibrant and in-demand areas, just a short walk from Batu Bolong Beach. Positioned on a lively street surrounded by cafés, restaurants, fitness clubs, and coworking spaces, the property offers a modern lifestyle with strong appeal for both private use and long-term value.

Villas of Bali
Bali / Batu Bolong

Smart 2-Bedroom Leasehold Villa for Sale in Batu Bolong, Canggu

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
100 m²
Land Plot
98 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C investment — short-term rental yields 8.9% net return annually.

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The Investment

Brixfox Score42
GradeC
Brixfox Intelligence
42CModerate
Score Breakdown
ROI & Yield46%
Capital Growth44%
Risk Profile45%
Market Demand42%

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
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$11K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.9%
$2,799/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$185/night
50% ($92)Brixfox estimate($185/night)200% ($370)
Occupancy
73%
10%Brixfox estimate(73%)100%

Short-Term Rental

Yearly income
$33,592
Airbnb data$185/night · 73% occupancy
Rental income
$185/night · 73% occ.
$48,930
Running costs (20%)
Utilities, cleaning, maintenance
-$9,786
Income tax (10%)
Indonesian rental income tax
-$4,893
Property tax
Annual property tax
-$659
Net income
8.9% ROI
$33,592

Long-Term Rental

Yearly income
$28,123
50 comps
Rental income
$4,146/mo
$39,805
Agency fee (10%)
Finder's fee per tenant
-$3,980
Vacancy (~8%)
1.5mo gap per tenancy
-$3,062
Income tax (10%)
Indonesian rental income tax
-$3,980
Property tax
Annual property tax
-$659
Net income
7.5% ROI
$28,123

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$1.7M$1.3M$873K$437K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $377KPeak Capital Value: Yr 4 ($389K)Paid 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 10: 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
$388K
+3%
24 years remaining
Rental Income
+$178K
Total Position
$566K
+50%
8.5%/yr
Year 10
Capital Value
$356K
-5%
19 years remaining
Rental Income
+$385K
Total Position
$741K
+97%
7.0%/yr
Year 15
Capital Value
$239K
-36%
14 years remaining
Rental Income
+$625K
Total Position
$864K
+130%
5.7%/yr
Year 20
Capital Value
$118K
-69%
9 years remaining
Rental Income
+$903K
Total Position
$1.0M
+171%
5.1%/yr

Location

Bali

Batu Bolong, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.9% annual return
Occupancy
Good
73% average occupancy
Nightly Rate
Good
$185 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
98 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 8.9% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
29+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 98 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

53% occ.
6.4%
$2,013/mo
63% occ.
7.7%
$2,406/mo
73% occ.
8.9%
$2,799/mo
current
83% occ.
10.2%
$3,193/mo

Lease Timeline

29 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.