4 bedrooms villa brand new in North Canggu

4 bedrooms villa brand new in North Canggu

Bali, Bali

$716k

Price

4.0%

ROI

4

Bedrooms

60%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 460 m²
Build: 276 m²
Est. Revenue: $85k/yr
Avg Nightly Rate: $391

Investment Analysis

Discover this stunning 4-bedroom villa in the sought-after area of North Canggu , offering a perfect blend of comfort and contemporary design. Built to high standards, this two-floor property provides an exceptional living experience with generous spaces and premium amenities.

Villas of Bali
Bali / North Canggu

4 bedrooms villa brand new in North Canggu

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
276 m²
Land Plot
460 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.1% net return annually.

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The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$24K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.1%
$4,855/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$391/night
50% ($196)Brixfox estimate($391/night)200% ($782)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$58,263
Airbnb data$391/night · 60% occupancy
Rental income
$391/night · 60% occ.
$85,023
Running costs (20%)
Utilities, cleaning, maintenance
-$17,005
Income tax (10%)
Indonesian rental income tax
-$8,502
Property tax
Annual property tax
-$1,253
Net income
8.1% ROI
$58,263

Long-Term Rental

Yearly income
$29,847
50 comps
Rental income
$4,480/mo
$43,011
Agency fee (10%)
Finder's fee per tenant
-$4,301
Vacancy (~8%)
1.5mo gap per tenancy
-$3,309
Income tax (10%)
Indonesian rental income tax
-$4,301
Property tax
Annual property tax
-$1,253
Net income
4.2% ROI
$29,847

Short-term rental earns 2.0x 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$716,049
BPHTB (freehold transfer tax)$35,802
Notary & registration$1,800
Legal / due diligence$7,160
Total acquisition costs$44,762
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,900
($0–$13,800)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$817,811

Gross yield (asking)

11.9%

True gross yield (all-in)

10.4%

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 25 years remaining.

$2.4M$1.8M$1.2M$611K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $716KPeak 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 11: 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
$692K
-3%
20 years remaining
Rental Income
+$309K
Total Position
$1.0M
+40%
6.9%/yr
Year 10
Capital Value
$481K
-33%
15 years remaining
Rental Income
+$668K
Total Position
$1.1M
+60%
4.8%/yr
Year 15
Capital Value
$248K
-65%
10 years remaining
Rental Income
+$1.1M
Total Position
$1.3M
+86%
4.2%/yr
Year 20
Capital Value
$72K
-90%
5 years remaining
Rental Income
+$1.6M
Total Position
$1.6M
+129%
4.2%/yr

Location

Bali

North Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.1% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$391 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
460 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in North Canggu — high tourist traffic
High rental yield at 8.1% — outperforms most villas in this market
Premium nightly rate of $391 — positioned in the top tier

Watch Out

Occupancy at 60% — factor in seasonal gaps
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

40% occ.
5.3%
$3,190/mo
50% occ.
6.7%
$4,023/mo
60% occ.
8.1%
$4,855/mo
current
70% occ.
9.5%
$5,688/mo

Lease Timeline

25 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.