MODERN TIMELESS VILLA IN BATU BOLONG

MODERN TIMELESS VILLA IN BATU BOLONG

Bali, Bali

$240k

Price

11.1%

ROI

2

Bedrooms

52%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 101 m²
Build: 107 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $216

Investment Analysis

Nestled in the heart of Canggu, this modern villa offers luxurious living in a serene environment. With two spacious bedrooms designed for ultimate comfort and privacy, it’s an ideal choice for families, couples, or individuals seeking a tranquil retreat. The villa features a contemporary design, high-end finishes, and large windows that fill the rooms with natural light, creating an inviting atmosphere. A highlight of this property is its private swimming pool. Here, residents can relax under the Bali sun, either taking a refreshing dip or enjoying a drink by the poolside. The villa also offers a 25.5-year leasehold, extendable for long-term investment security. Prospective homeowners can anticipate moving in and enjoying luxury living from August 2024. With its prime location, residents have easy access to trendy cafes, vibrant nightlife, and beautiful beaches, making it an ideal choice for those seeking a modern, timeless, and conveniently located home in Canggu.

Propertia
Bali / Canggu

MODERN TIMELESS VILLA IN BATU BOLONG

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
107 m²
Land Plot
101 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — long-term rental yields 14.0% net return annually.

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The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+11.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$8K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.8%
$2,352/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.5 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$216/night
50% ($108)Brixfox estimate($216/night)200% ($431)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$28,226
Airbnb data$216/night · 52% occupancy
Rental income
$216/night · 52% occ.
$40,924
Running costs (20%)
Utilities, cleaning, maintenance
-$8,185
Income tax (10%)
Indonesian rental income tax
-$4,092
Property tax
Annual property tax
-$420
Net income
11.8% ROI
$28,226

Long-Term Rental

Yearly income
$33,517
50 comps
Rental income
$4,889/mo
$46,935
Agency fee (10%)
Finder's fee per tenant
-$4,693
Vacancy (~8%)
1.5mo gap per tenancy
-$3,610
Income tax (10%)
Indonesian rental income tax
-$4,693
Property tax
Annual property tax
-$420
Net income
14.0% ROI
$33,517

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$240,123
BPHTB (freehold transfer tax)$12,006
Notary & registration$1,800
Legal / due diligence$2,401
Total acquisition costs$16,207
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,675
($0–$5,350)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$294,705

Gross yield (asking)

17.0%

True gross yield (all-in)

13.9%

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 25 years remaining.

$1.2M$888K$592K$296K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $240KPeak 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 8: 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
$232K
-3%
20 years remaining
Rental Income
+$150K
Total Position
$382K
+59%
9.7%/yr
Year 10
Capital Value
$161K
-33%
15 years remaining
Rental Income
+$324K
Total Position
$485K
+102%
7.3%/yr
Year 15
Capital Value
$83K
-65%
10 years remaining
Rental Income
+$525K
Total Position
$608K
+153%
6.4%/yr
Year 20
Capital Value
$24K
-90%
5 years remaining
Rental Income
+$758K
Total Position
$783K
+226%
6.1%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
11.8% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$216 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
101 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 11.8% — outperforms most villas in this market
Premium nightly rate of $216 — positioned in the top tier

Watch Out

Occupancy at 52% — factor in seasonal gaps
Compact plot at 101 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

32% occ.
7.2%
$1,434/mo
42% occ.
9.5%
$1,893/mo
52% occ.
11.8%
$2,352/mo
current
62% occ.
14.1%
$2,812/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.