2 bedrooms modern villa in Canggu

2 bedrooms modern villa in Canggu

Bali, Bali

$222k

Price

7.5%

ROI

2

Bedrooms

50%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 105 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $149

Investment Analysis

Nestled in the peaceful area of Tumbak Bayuh , this villa is built with a modern and smart design that maximizes comfort indoors while still capturing Bali’s natural charm. Its quiet location, sunset views, and full set of facilities make it an ideal home for long-term living or a solid investment opportunity.

Villas of Bali
Bali / Canggu

2 bedrooms modern villa in Canggu

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
105 m²
Land Plot
100 m²
Tenure
Lease 34yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.4% net return annually.

Go to Source via Villas of Bali

The Investment

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

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+2.7%
+$30K in 5yr (+14%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$1,549/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.0 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$149/night
50% ($74)Brixfox estimate($149/night)200% ($298)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$18,591
Airbnb data$149/night · 50% occupancy
Rental income
$149/night · 50% occ.
$27,115
Running costs (20%)
Utilities, cleaning, maintenance
-$5,423
Income tax (10%)
Indonesian rental income tax
-$2,711
Property tax
Annual property tax
-$389
Net income
8.4% ROI
$18,591

Long-Term Rental

Yearly income
$10,885
50 comps
Rental income
$1,624/mo
$15,592
Agency fee (10%)
Finder's fee per tenant
-$1,559
Vacancy (~8%)
1.5mo gap per tenancy
-$1,199
Income tax (10%)
Indonesian rental income tax
-$1,559
Property tax
Annual property tax
-$389
Net income
4.9% ROI
$10,885

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$222,222
BPHTB (freehold transfer tax)$11,111
Notary & registration$1,800
Legal / due diligence$2,222
Total acquisition costs$15,133
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,625
($0–$5,250)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$275,680

Gross yield (asking)

12.2%

True gross yield (all-in)

9.8%

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 34 years remaining.

$1.2M$926K$617K$309K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $222KPeak Capital Value: Yr 9 ($261K)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 11: 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
$252K
+14%
29 years remaining
Rental Income
+$99K
Total Position
$351K
+58%
9.6%/yr
Year 10
Capital Value
$260K
+17%
24 years remaining
Rental Income
+$213K
Total Position
$473K
+113%
7.8%/yr
Year 15
Capital Value
$239K
+7%
19 years remaining
Rental Income
+$346K
Total Position
$585K
+163%
6.7%/yr
Year 20
Capital Value
$161K
-28%
14 years remaining
Rental Income
+$500K
Total Position
$660K
+197%
5.6%/yr

Location

Bali

Canggu, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.4% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Good
$149 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
34 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 8.4% — outperforms most villas in this market
34+ year lease — strong tenure runway

Watch Out

Occupancy at 50% — factor in seasonal gaps
Compact plot at 100 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

30% occ.
5.0%
$919/mo
40% occ.
6.7%
$1,236/mo
50% occ.
8.4%
$1,549/mo
current
60% occ.
10.1%
$1,866/mo

Lease Timeline

34 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.