Modern 2 bedrooms in Batu Bolong

Modern 2 bedrooms in Batu Bolong

Bali, Bali

$253k

Price

12.4%

ROI

2

Bedrooms

77%

Occupancy

Ownership: leasehold
Land: 160 m²
Build: 143 m²
Est. Revenue: $46k/yr
Avg Nightly Rate: $164

Investment Analysis

Located in the peaceful and natural surroundings of Batu Bolong, Canggu, this villa offers the ideal balance of serenity and convenience . Just minutes from the island’s best beaches and lifestyle spots, it provides a relaxed living environment with easy access to everything you need—from supermarkets to surf breaks.

Villas of Bali
Bali / Canggu

Modern 2 bedrooms in Batu Bolong

Inventory
2 Beds
Bathrooms
0 Baths
Built Area
143 m²
Land Plot
160 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — long-term rental yields 12.7% net return annually.

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The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+10.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$20K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.6%
$2,648/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$164/night
50% ($82)Brixfox estimate($164/night)200% ($328)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Yearly income
$31,775
Airbnb data$164/night · 77% occupancy
Rental income
$164/night · 77% occ.
$46,025
Running costs (20%)
Utilities, cleaning, maintenance
-$9,205
Income tax (10%)
Indonesian rental income tax
-$4,603
Property tax
Annual property tax
-$443
Net income
12.6% ROI
$31,775

Long-Term Rental

Yearly income
$32,265
50 comps
Rental income
$4,712/mo
$45,235
Agency fee (10%)
Finder's fee per tenant
-$4,523
Vacancy (~8%)
1.5mo gap per tenancy
-$3,480
Income tax (10%)
Indonesian rental income tax
-$4,523
Property tax
Annual property tax
-$443
Net income
12.7% ROI
$32,265

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$1.3M$943K$629K$314K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $253KPeak Capital Value: NowPaid 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 8: 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
$233K
-8%
19 years remaining
Rental Income
+$169K
Total Position
$401K
+59%
9.7%/yr
Year 10
Capital Value
$156K
-38%
14 years remaining
Rental Income
+$364K
Total Position
$521K
+106%
7.5%/yr
Year 15
Capital Value
$77K
-70%
9 years remaining
Rental Income
+$591K
Total Position
$668K
+164%
6.7%/yr
Year 20
Capital Value
$21K
-92%
4 years remaining
Rental Income
+$854K
Total Position
$875K
+246%
6.4%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
12.6% annual return
Occupancy
Strong
77% average occupancy
Nightly Rate
Good
$164 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
160 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 12.6% — outperforms most Bali villas
Strong occupancy at 77% — consistent booking demand

Watch Out

Compact plot at 160 m² — limited expansion potential
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

57% occ.
9.2%
$1,949/mo
67% occ.
10.9%
$2,298/mo
77% occ.
12.6%
$2,648/mo
current
87% occ.
14.2%
$2,998/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 years while the property is still easy to sell.

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.