Luxury 3 bedroom villa in Padonan

Luxury 3 bedroom villa in Padonan

Bali, Bali

$506k

Price

6.0%

ROI

3

Bedrooms

71%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 210 m²
Build: 190 m²
Est. Revenue: $45k/yr
Avg Nightly Rate: $174

Investment Analysis

Presenting an exceptional opportunity to own a stunning modern villa in the prestigious neighborhood of Padonan, Canggu . Blending luxury design, long-term durability, and breathtaking rice paddy views , this villa is ideal for families and investors alike. Located just minutes from Berawa, Canggu’s dining spots, shops, and international schools, it offers both privacy and prime access .

Villas of Bali
Bali / Padonan

Luxury 3 bedroom villa in Padonan

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
190 m²
Land Plot
210 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — short-term rental yields 6.1% net return annually.

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The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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
+4.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$41K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$2,569/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
23 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$174/night
50% ($87)Brixfox estimate($174/night)200% ($348)
Occupancy
71%
10%Brixfox estimate(71%)100%

Short-Term Rental

Yearly income
$30,830
Airbnb data$174/night · 71% occupancy
Rental income
$174/night · 71% occ.
$45,309
Running costs (20%)
Utilities, cleaning, maintenance
-$9,062
Income tax (10%)
Indonesian rental income tax
-$4,531
Property tax
Annual property tax
-$886
Net income
6.1% ROI
$30,830

Long-Term Rental

Yearly income
$15,507
50 comps
Rental income
$2,362/mo
$22,671
Agency fee (10%)
Finder's fee per tenant
-$2,267
Vacancy (~8%)
1.5mo gap per tenancy
-$1,744
Income tax (10%)
Indonesian rental income tax
-$2,267
Property tax
Annual property tax
-$886
Net income
3.1% ROI
$15,507

Short-term rental earns 2.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$1.2M$915K$610K$305K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $506KPeak Capital Value: NowPaid 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 14: 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
$465K
-8%
19 years remaining
Rental Income
+$164K
Total Position
$629K
+24%
4.4%/yr
Year 10
Capital Value
$313K
-38%
14 years remaining
Rental Income
+$353K
Total Position
$666K
+32%
2.8%/yr
Year 15
Capital Value
$154K
-70%
9 years remaining
Rental Income
+$573K
Total Position
$728K
+44%
2.4%/yr
Year 20
Capital Value
$42K
-92%
4 years remaining
Rental Income
+$828K
Total Position
$870K
+72%
2.7%/yr

Location

Bali

Padonan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.1% annual return
Occupancy
Good
71% average occupancy
Nightly Rate
Good
$174 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
210 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 210 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

51% occ.
4.3%
$1,828/mo
61% occ.
5.2%
$2,199/mo
71% occ.
6.1%
$2,569/mo
current
81% occ.
7.0%
$2,940/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.