5 Bedroom Villas for Sale in Batu Bolong Canggu

5 Bedroom Villas for Sale in Batu Bolong Canggu

Bali, Bali

$735k

Price

7.0%

ROI

5

Bedrooms

46%

Occupancy

5 Bathrooms
Ownership: freehold
Land: 351 m²
Build: 493 m²
Est. Revenue: $131k/yr
Avg Nightly Rate: $787

Investment Analysis

This is a rare opportunity to own a brand new freehold luxury villa in the highly sought-after Batu Mejan area of Canggu.

Villas of Bali
Bali / Batu Mejan, Canggu

5 Bedroom Villas for Sale in Batu Bolong Canggu

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
493 m²
Land Plot
351 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 12.3% net return annually.

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The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+16.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$159K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.3%
$7,520/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.1 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$787/night
50% ($393)Brixfox estimate($787/night)200% ($1573)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$90,236
Airbnb data$787/night · 46% occupancy
Rental income
$787/night · 46% occ.
$130,744
Running costs (20%)
Utilities, cleaning, maintenance
-$26,149
Income tax (10%)
Indonesian rental income tax
-$13,074
Property tax
Annual property tax
-$1,285
Net income
12.3% ROI
$90,236

Long-Term Rental

Yearly income
$53,900
50 comps
Rental income
$7,950/mo
$76,321
Agency fee (10%)
Finder's fee per tenant
-$7,632
Vacancy (~8%)
1.5mo gap per tenancy
-$5,871
Income tax (10%)
Indonesian rental income tax
-$7,632
Property tax
Annual property tax
-$1,285
Net income
7.3% ROI
$53,900

Short-term rental earns 1.7x more but requires active management.

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$734,568
BPHTB (freehold transfer tax)$36,728
Notary & registration$1,800
Legal / due diligence$7,346
Total acquisition costs$45,874
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$12,325
($0–$24,650)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$850,067

Gross yield (asking)

17.8%

True gross yield (all-in)

15.4%

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 — 4%/yr appreciation in Bali.

$7.7M$5.8M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $735K
Capital appreciation
Property value growing at +4%/yr based on Bali 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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$894K
+22%
Rental Income
+$479K
Total Position
$1.4M
+87%
13.3%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$1.0M
Total Position
$2.1M
+189%
11.2%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$2.4M
Total Position
$4.0M
+449%
8.9%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$4.3M
Total Position
$6.7M
+809%
7.6%/yr

Location

Bali

Batu Mejan, Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
12.3% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$787 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
351 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Batu Mejan, Canggu — high tourist traffic
High rental yield at 12.3% — outperforms most villas in this market
Premium nightly rate of $787 — positioned in the top tier

Watch Out

Occupancy at 46% — 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

30% occ.
8.0%
$4,917/mo
40% occ.
10.8%
$6,592/mo
46% occ.
12.3%
$7,520/mo
current
56% occ.
15.0%
$9,194/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.