Luxury 4 Bedroom Villas with Ocean & Rice Field Views

Luxury 4 Bedroom Villas with Ocean & Rice Field Views

Bali, Bali

$463k

Price

4.6%

ROI

4

Bedrooms

37%

Occupancy

Ownership: leasehold
Land: 363.43 m²
Build: 323.1 m²
Est. Revenue: $60k/yr
Avg Nightly Rate: $445

Investment Analysis

An exceptional investment opportunity with breathtaking views and top-tier finishes. Secure your unit today!

Villas of Bali
Bali / Canggu
Commercial Zone

Luxury 4 Bedroom Villas with Ocean & Rice Field Views

Inventory
4 Beds
Bathrooms
0 Baths
Built Area
323.1 m²
Land Plot
363.43 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.9% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+7.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$37K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.9%
$3,450/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.2 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$445/night
50% ($222)Brixfox estimate($445/night)200% ($889)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$41,395
Airbnb data$445/night · 37% occupancy
Rental income
$445/night · 37% occ.
$60,293
Running costs (20%)
Utilities, cleaning, maintenance
-$12,059
Income tax (10%)
Indonesian rental income tax
-$6,029
Property tax
Annual property tax
-$810
Net income
8.9% ROI
$41,395

Long-Term Rental

Yearly income
$36,258
31 comps
Rental income
$5,340/mo
$51,265
Agency fee (10%)
Finder's fee per tenant
-$5,126
Vacancy (~8%)
1.5mo gap per tenancy
-$3,943
Income tax (10%)
Indonesian rental income tax
-$5,126
Property tax
Annual property tax
-$810
Net income
7.8% ROI
$36,258

Short-term rental earns 1.1x 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$462,963
BPHTB (freehold transfer tax)$23,148
Notary & registration$1,800
Legal / due diligence$4,630
Total acquisition costs$29,578
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$8,078
($0–$16,155)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$550,719

Gross yield (asking)

13.0%

True gross yield (all-in)

10.9%

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 24 years remaining.

$1.6M$1.2M$819K$410K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $463KPeak 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 10: 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
$426K
-8%
19 years remaining
Rental Income
+$220K
Total Position
$645K
+39%
6.9%/yr
Year 10
Capital Value
$286K
-38%
14 years remaining
Rental Income
+$475K
Total Position
$761K
+64%
5.1%/yr
Year 15
Capital Value
$141K
-70%
9 years remaining
Rental Income
+$770K
Total Position
$911K
+97%
4.6%/yr
Year 20
Capital Value
$38K
-92%
4 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
+149%
4.7%/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
8.9% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$445 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
363 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 8.9% — outperforms most villas in this market
Premium nightly rate of $445 — positioned in the top tier

Watch Out

Occupancy at 37% — 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

30% occ.
7.2%
$2,773/mo
40% occ.
9.6%
$3,719/mo
37% occ.
8.9%
$3,450/mo
current
47% occ.
11.4%
$4,396/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.