3 bedrooms family home in Canggu

3 bedrooms family home in Canggu

Bali, Bali

$228k

Price

8.3%

ROI

3

Bedrooms

49%

Occupancy

Ownership: freehold
Land: 150 m²
Build: 165 m²
Est. Revenue: $37k/yr
Avg Nightly Rate: $205

Investment Analysis

Situated in a quiet alley in the sought-after Canggu area, this villa offers both privacy and accessibility. Less than 20 minutes’ drive to Berawa Beach and Seminyak, the property features three en-suite bedrooms , an open-plan living area, and a kitchen that opens directly to a 3m x 7m swimming pool.

Villas of Bali
Bali / Canggu

3 bedrooms family home in Canggu

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
165 m²
Land Plot
150 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — long-term rental yields 11.1% net return annually.

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The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+15.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$49K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.1%
$2,105/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$205/night
50% ($102)Brixfox estimate($205/night)200% ($409)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$25,255
Airbnb data$205/night · 49% occupancy
Rental income
$205/night · 49% occ.
$36,649
Running costs (20%)
Utilities, cleaning, maintenance
-$7,330
Income tax (10%)
Indonesian rental income tax
-$3,665
Property tax
Annual property tax
-$400
Net income
11.1% ROI
$25,255

Long-Term Rental

Yearly income
$25,437
50 comps
Rental income
$3,722/mo
$35,732
Agency fee (10%)
Finder's fee per tenant
-$3,573
Vacancy (~8%)
1.5mo gap per tenancy
-$2,749
Income tax (10%)
Indonesian rental income tax
-$3,573
Property tax
Annual property tax
-$400
Net income
11.1% ROI
$25,437

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$228,395
BPHTB (freehold transfer tax)$11,420
Notary & registration$1,800
Legal / due diligence$2,284
Total acquisition costs$15,504
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,125
($0–$8,250)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$290,924

Gross yield (asking)

16.0%

True gross yield (all-in)

12.6%

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

Freehold — 4%/yr appreciation in Bali.

$2.2M$1.7M$1.1M$558K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $228K
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$278K
+22%
Rental Income
+$134K
Total Position
$412K
+80%
12.5%/yr
Year 10
Capital Value
$338K
+48%
Rental Income
+$290K
Total Position
$628K
+175%
10.6%/yr
Year 20
Capital Value
$500K
+119%
Rental Income
+$679K
Total Position
$1.2M
+416%
8.6%/yr
Year 30
Capital Value
$741K
+224%
Rental Income
+$1.2M
Total Position
$1.9M
+750%
7.4%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
11.1% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$205 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 11.1% — outperforms most villas in this market
Premium nightly rate of $205 — positioned in the top tier

Watch Out

Occupancy at 49% — factor in seasonal gaps
Compact plot at 150 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.
6.7%
$1,273/mo
40% occ.
9.0%
$1,709/mo
49% occ.
11.1%
$2,105/mo
current
59% occ.
13.3%
$2,540/mo

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.