Freehold Villa for Sale in Canggu Residential Area

Freehold Villa for Sale in Canggu Residential Area

Bali, Bali

$432k

Price

5.0%

ROI

3

Bedrooms

48%

Occupancy

3 Bathrooms
Ownership: freehold
Land: 275 m²
Build: 260 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $233

Investment Analysis

This comfortable private villa offers a peaceful living environment in one of Canggu’s most desirable residential pockets. Surrounded by greenery and local charm, the property is ideal for families, couples, or investors seeking a long term home in a strategic location.

Villas of Bali
Bali / Canggu

Freehold Villa for Sale in Canggu Residential Area

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
260 m²
Land Plot
275 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 6.5% net return annually.

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The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$94K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.5%
$2,328/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$233/night
50% ($116)Brixfox estimate($233/night)200% ($466)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$27,933
Airbnb data$233/night · 48% occupancy
Rental income
$233/night · 48% occ.
$40,985
Running costs (20%)
Utilities, cleaning, maintenance
-$8,197
Income tax (10%)
Indonesian rental income tax
-$4,099
Property tax
Annual property tax
-$756
Net income
6.5% ROI
$27,933

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$432,099
BPHTB (freehold transfer tax)$21,605
Notary & registration$1,800
Legal / due diligence$4,321
Total acquisition costs$27,726
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,500
($0–$13,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$509,225

Gross yield (asking)

9.5%

True gross yield (all-in)

8.0%

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.

$3.1M$2.4M$1.6M$785K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $432K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$526K
+22%
Rental Income
+$148K
Total Position
$674K
+56%
9.3%/yr
Year 10
Capital Value
$640K
+48%
Rental Income
+$320K
Total Position
$960K
+122%
8.3%/yr
Year 20
Capital Value
$947K
+119%
Rental Income
+$751K
Total Position
$1.7M
+293%
7.1%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.3M
Total Position
$2.7M
+532%
6.3%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.5% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$233 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
275 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Canggu — high tourist traffic
Premium nightly rate of $233 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 48% — factor in seasonal gaps
Compact plot at 275 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.
4.0%
$1,424/mo
40% occ.
5.3%
$1,919/mo
48% occ.
6.5%
$2,328/mo
current
58% occ.
7.8%
$2,823/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.