4 bedrooms Villa with Rice Field View in Canggu

4 bedrooms Villa with Rice Field View in Canggu

Bali, Bali

$358k

Price

10.5%

ROI

4

Bedrooms

59%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 600 m²
Build: 200 m²
Est. Revenue: $56k/yr
Avg Nightly Rate: $259

Investment Analysis

This beautiful villa is located in the heart of north Canggu, within a peaceful residential area. It offers a spacious layout with modern design, combining comfort, privacy, and stunning rice field views. With its large land size, modern construction, and complete facilities, it is ideal for both family living and investment.

Villas of Bali
Bali / Canggu

4 bedrooms Villa with Rice Field View in Canggu

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
200 m²
Land Plot
600 m²
Tenure
Lease 17yr
Yield Curve Status

Grade B investment — short-term rental yields 10.7% net return annually.

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The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+2.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.8%
-$140K in 5yr (-39%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.7%
$3,187/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$259/night
50% ($130)Brixfox estimate($259/night)200% ($518)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$38,241
Airbnb data$259/night · 59% occupancy
Rental income
$259/night · 59% occ.
$55,525
Running costs (20%)
Utilities, cleaning, maintenance
-$11,105
Income tax (10%)
Indonesian rental income tax
-$5,553
Property tax
Annual property tax
-$627
Net income
10.7% ROI
$38,241

Long-Term Rental

Yearly income
$31,509
50 comps
Rental income
$4,629/mo
$44,442
Agency fee (10%)
Finder's fee per tenant
-$4,444
Vacancy (~8%)
1.5mo gap per tenancy
-$3,419
Income tax (10%)
Indonesian rental income tax
-$4,444
Property tax
Annual property tax
-$627
Net income
8.8% ROI
$31,509

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 17 years remaining.

$957K$718K$479K$239K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $358KPeak 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 9: 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
$218K
-39%
12 years remaining
Rental Income
+$203K
Total Position
$421K
+18%
3.3%/yr
Year 10
Capital Value
$93K
-74%
7 years remaining
Rental Income
+$438K
Total Position
$531K
+48%
4.0%/yr
Year 15
Capital Value
$20K
-95%
2 years remaining
Rental Income
+$711K
Total Position
$731K
+104%
4.9%/yr
Leasehold Alert
With 17 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 2 years.

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
10.7% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$259 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
17 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 10.7% — outperforms most Bali villas
Premium nightly rate of $259 — positioned in the top tier

Watch Out

Occupancy at 59% — 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

39% occ.
7.0%
$2,083/mo
49% occ.
8.8%
$2,635/mo
59% occ.
10.7%
$3,187/mo
current
69% occ.
12.5%
$3,739/mo

Lease Timeline

17 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 2 years while the property is still easy to sell.

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.