AMAZING MEDITERRANEAN VILLA IN CANGGU

AMAZING MEDITERRANEAN VILLA IN CANGGU

Bali, Bali

$358k

Price

5.8%

ROI

2

Bedrooms

53%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 170 m²
Build: 190 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $176

Investment Analysis

Embrace the charm of Mediterranean-inspired living in this beautifully designed villa, nestled in Kayu Tulang, Batu Bolong . Just 10 minutes from Batu Bolong Beach and under 5 minutes from Canggu’s vibrant cafés, gyms, and entertainment , this villa offers the perfect blend of tranquility and convenience . Designed for seamless indoor-outdoor living , the villa features an inviting swimming pool and a cozy outdoor lounge , perfect for enjoying Bali’s tropical climate. Inside, the closed living and dining area creates a warm, welcoming atmosphere, flowing effortlessly into two spacious bedrooms , each with an elegantly designed ensuite bathroom for ultimate privacy and comfort. Read More Built with high-quality materials and modern finishes , this villa is both a smart investment and a dream home . Secure bike parking is available at the entrance, adding to the villa’s practical design. Ownership & Investment Details: Leasehold: 27.5 years with extension option at the end of the lease. Completion: Ready now Price : IDR 5,800,000,000 Don’t miss this opportunity to own a piece of paradise in one of Bali’s most sought-after locations . Contact us today to learn more!

Propertia
Bali / Canggu

AMAZING MEDITERRANEAN VILLA IN CANGGU

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
190 m²
Land Plot
170 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C+ investment — long-term rental yields 8.8% net return annually.

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The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+6.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$376 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.5%
$1,951/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$176/night
50% ($88)Brixfox estimate($176/night)200% ($353)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$23,417
Airbnb data$176/night · 53% occupancy
Rental income
$176/night · 53% occ.
$34,347
Running costs (20%)
Utilities, cleaning, maintenance
-$6,869
Income tax (10%)
Indonesian rental income tax
-$3,435
Property tax
Annual property tax
-$627
Net income
6.5% ROI
$23,417

Long-Term Rental

Yearly income
$31,461
50 comps
Rental income
$4,623/mo
$44,376
Agency fee (10%)
Finder's fee per tenant
-$4,438
Vacancy (~8%)
1.5mo gap per tenancy
-$3,414
Income tax (10%)
Indonesian rental income tax
-$4,438
Property tax
Annual property tax
-$627
Net income
8.8% ROI
$31,461

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$358,025
BPHTB (freehold transfer tax)$17,901
Notary & registration$1,800
Legal / due diligence$3,580
Total acquisition costs$23,281
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,750
($0–$9,500)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$421,756

Gross yield (asking)

9.6%

True gross yield (all-in)

8.1%

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.

$1.1M$822K$548K$274K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $358KPeak Capital Value: Yr 2 ($364K)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
$358K
-0%
22 years remaining
Rental Income
+$124K
Total Position
$482K
+35%
6.1%/yr
Year 10
Capital Value
$292K
-19%
17 years remaining
Rental Income
+$268K
Total Position
$560K
+56%
4.6%/yr
Year 15
Capital Value
$178K
-50%
12 years remaining
Rental Income
+$436K
Total Position
$614K
+71%
3.7%/yr
Year 20
Capital Value
$76K
-79%
7 years remaining
Rental Income
+$629K
Total Position
$705K
+97%
3.4%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.5% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Good
$176 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
170 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 8/10 instagrammability — commands premium nightly rates
27+ year lease — strong tenure runway

Watch Out

Occupancy at 53% — factor in seasonal gaps
Compact plot at 170 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

33% occ.
4.0%
$1,200/mo
43% occ.
5.3%
$1,576/mo
53% occ.
6.5%
$1,951/mo
current
63% occ.
7.8%
$2,327/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.