Freehold 2-bedroom villa in Canggu – Batu Bolong Area

Freehold 2-bedroom villa in Canggu – Batu Bolong Area

Bali, Bali

$340k

Price

6.3%

ROI

2

Bedrooms

56%

Occupancy

2 Bathrooms
Ownership: freehold
Land: 120 m²
Build: 108 m²
Est. Revenue: $38k/yr
Avg Nightly Rate: $185

Investment Analysis

Proudly presenting this beautiful ongoing construction 2-bedroom villa, located just under 10 minutes from the popular Batu Bolong and Pererenan beaches.

Villas of Bali
Bali / Canggu

Freehold 2-bedroom villa in Canggu – Batu Bolong Area

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
108 m²
Land Plot
120 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — long-term rental yields 9.5% net return annually.

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The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$74K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.7%
$2,172/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$185/night
50% ($92)Brixfox estimate($185/night)200% ($370)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$26,059
Airbnb data$185/night · 56% occupancy
Rental income
$185/night · 56% occ.
$38,075
Running costs (20%)
Utilities, cleaning, maintenance
-$7,615
Income tax (10%)
Indonesian rental income tax
-$3,808
Property tax
Annual property tax
-$594
Net income
7.7% ROI
$26,059

Long-Term Rental

Yearly income
$32,188
50 comps
Rental income
$4,723/mo
$45,337
Agency fee (10%)
Finder's fee per tenant
-$4,534
Vacancy (~8%)
1.5mo gap per tenancy
-$3,487
Income tax (10%)
Indonesian rental income tax
-$4,534
Property tax
Annual property tax
-$594
Net income
9.5% ROI
$32,188

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$339,506
BPHTB (freehold transfer tax)$16,975
Notary & registration$1,800
Legal / due diligence$3,395
Total acquisition costs$22,170
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,700
($0–$5,400)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$400,076

Gross yield (asking)

11.2%

True gross yield (all-in)

9.5%

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.

$2.7M$2.0M$1.3M$673K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $340K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$413K
+22%
Rental Income
+$138K
Total Position
$551K
+62%
10.2%/yr
Year 10
Capital Value
$503K
+48%
Rental Income
+$299K
Total Position
$801K
+136%
9.0%/yr
Year 20
Capital Value
$744K
+119%
Rental Income
+$700K
Total Position
$1.4M
+325%
7.5%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.2M
Total Position
$2.3M
+590%
6.6%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.7% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Good
$185 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
120 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Canggu — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Occupancy at 56% — factor in seasonal gaps
Compact plot at 120 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

36% occ.
4.9%
$1,384/mo
46% occ.
6.3%
$1,778/mo
56% occ.
7.7%
$2,172/mo
current
66% occ.
9.1%
$2,565/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.