2 bedrooms boutique villa in Canggu

2 bedrooms boutique villa in Canggu

Bali, Bali

$481k

Price

4.1%

ROI

2

Bedrooms

54%

Occupancy

Ownership: leasehold
Land: 330 m²
Build: 197 m²
Est. Revenue: $33k/yr
Avg Nightly Rate: $168

Investment Analysis

Discover a boutique collection of four uniquely themed villas where Bali’s timeless charm meets the effortless cool of mid-century Los Angeles. Designed for singles, couples, and small families, each villa offers a distinct character and layout blending vintage flair with modern comfort — creating a truly individual living experience.

Villas of Bali
Bali / Canggu

2 bedrooms boutique villa in Canggu

Inventory
2 Beds
Bathrooms
0 Baths
Built Area
197 m²
Land Plot
330 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C+ investment — long-term rental yields 7.4% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
-0.0%
-$506 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$1,866/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
26 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$168/night
50% ($84)Brixfox estimate($168/night)200% ($336)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$22,390
Airbnb data$168/night · 54% occupancy
Rental income
$168/night · 54% occ.
$33,189
Running costs (20%)
Utilities, cleaning, maintenance
-$6,638
Income tax (10%)
Indonesian rental income tax
-$3,319
Property tax
Annual property tax
-$843
Net income
4.7% ROI
$22,390

Long-Term Rental

Yearly income
$35,726
50 comps
Rental income
$5,268/mo
$50,573
Agency fee (10%)
Finder's fee per tenant
-$5,057
Vacancy (~8%)
1.5mo gap per tenancy
-$3,890
Income tax (10%)
Indonesian rental income tax
-$5,057
Property tax
Annual property tax
-$843
Net income
7.4% ROI
$35,726

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$481,481
BPHTB (freehold transfer tax)$24,074
Notary & registration$1,800
Legal / due diligence$4,815
Total acquisition costs$30,689
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,925
($0–$9,850)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$552,795

Gross yield (asking)

6.9%

True gross yield (all-in)

6.0%

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 27 years remaining.

$1.0M$786K$524K$262K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $481KPeak Capital Value: Yr 2 ($489K)Paid back
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 17: 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
$481K
-0%
22 years remaining
Rental Income
+$119K
Total Position
$600K
+25%
4.5%/yr
Year 10
Capital Value
$392K
-19%
17 years remaining
Rental Income
+$257K
Total Position
$649K
+35%
3.0%/yr
Year 15
Capital Value
$239K
-50%
12 years remaining
Rental Income
+$416K
Total Position
$656K
+36%
2.1%/yr
Year 20
Capital Value
$102K
-79%
7 years remaining
Rental Income
+$602K
Total Position
$703K
+46%
1.9%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
4.7% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Good
$168 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
330 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
27+ year lease — strong tenure runway

Watch Out

Yield of 4.7% is near the market average — model your cashflow carefully
Occupancy at 54% — 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

34% occ.
2.9%
$1,151/mo
44% occ.
3.8%
$1,508/mo
54% occ.
4.7%
$1,866/mo
current
64% occ.
5.5%
$2,223/mo

Lease Timeline

27 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.