Leasehold 3 Bedroom Villa for Sale in North Canggu

Leasehold 3 Bedroom Villa for Sale in North Canggu

Bali, Bali

$562k

Price

4.5%

ROI

3

Bedrooms

51%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 500 m²
Est. Revenue: $54k/yr
Avg Nightly Rate: $290

Investment Analysis

This well-maintained three-bedroom villa is located in the desirable North Canggu area, offering a comfortable tropical living environment with strong lifestyle and investment appeal.

Villas of Bali
Bali / North Canggu

Leasehold 3 Bedroom Villa for Sale in North Canggu

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
0 m²
Land Plot
500 m²
Tenure
Lease 33yr
Yield Curve Status

Grade C+ investment — long-term rental yields 8.0% net return annually.

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The Investment

Brixfox Score45
GradeC+
Brixfox Intelligence
45C+Moderate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+2.3%
+$63K in 5yr (+11%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.6%
$3,091/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.1 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$290/night
50% ($145)Brixfox estimate($290/night)200% ($579)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$37,086
Airbnb data$290/night · 51% occupancy
Rental income
$290/night · 51% occ.
$54,385
Running costs (20%)
Utilities, cleaning, maintenance
-$10,877
Income tax (10%)
Indonesian rental income tax
-$5,438
Property tax
Annual property tax
-$983
Net income
6.6% ROI
$37,086

Long-Term Rental

Yearly income
$45,164
50 comps
Rental income
$6,648/mo
$63,821
Agency fee (10%)
Finder's fee per tenant
-$6,382
Vacancy (~8%)
1.5mo gap per tenancy
-$4,909
Income tax (10%)
Indonesian rental income tax
-$6,382
Property tax
Annual property tax
-$983
Net income
8.0% ROI
$45,164

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

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$561,728
BPHTB (freehold transfer tax)$28,086
Notary & registration$1,800
Legal / due diligence$5,617
Total acquisition costs$35,503
RenovationMove-in ready
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$640,131

Gross yield (asking)

9.7%

True gross yield (all-in)

8.5%

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

Leasehold with 33 years remaining.

$2.3M$1.8M$1.2M$587K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $562KPeak Capital Value: Yr 8 ($640K)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 13: 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
$625K
+11%
28 years remaining
Rental Income
+$197K
Total Position
$822K
+46%
7.9%/yr
Year 10
Capital Value
$634K
+13%
23 years remaining
Rental Income
+$425K
Total Position
$1.1M
+89%
6.5%/yr
Year 15
Capital Value
$551K
-2%
18 years remaining
Rental Income
+$690K
Total Position
$1.2M
+121%
5.4%/yr
Year 20
Capital Value
$355K
-37%
13 years remaining
Rental Income
+$997K
Total Position
$1.4M
+141%
4.5%/yr

Location

Bali

North Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.6% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$290 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
33 years remaining on lease

Top Highlights

Prime location in North Canggu — high tourist traffic
Premium nightly rate of $290 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 51% — factor in seasonal gaps
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

31% occ.
4.0%
$1,857/mo
41% occ.
5.3%
$2,474/mo
51% occ.
6.6%
$3,091/mo
current
61% occ.
7.9%
$3,707/mo

Lease Timeline

33 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.