Idyllic ongoing villa project Canggu

Idyllic ongoing villa project Canggu

Bali, Bali

$296k

Price

4.6%

ROI

2

Bedrooms

54%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 314 m²
Build: 185 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $150

Investment Analysis

Take your opportunity to own this idyllic villa located in ideal area of Canggu. This ongoing villa project estimate to deliver the first finish unit in February 2025.

Villas of Bali
Bali / Canggu

Idyllic ongoing villa project Canggu

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
185 m²
Land Plot
314 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — short-term rental yields 6.9% net return annually.

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The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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
+4.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$39K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$1,692/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$150/night
50% ($75)Brixfox estimate($150/night)200% ($299)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$20,308
Airbnb data$150/night · 54% occupancy
Rental income
$150/night · 54% occ.
$29,752
Running costs (20%)
Utilities, cleaning, maintenance
-$5,950
Income tax (10%)
Indonesian rental income tax
-$2,975
Property tax
Annual property tax
-$519
Net income
6.9% ROI
$20,308

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$296,296
BPHTB (freehold transfer tax)$14,815
Notary & registration$1,800
Legal / due diligence$2,963
Total acquisition costs$19,578
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$32,375
($18,500–$46,250)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$20,100
All-in investment$368,349

Gross yield (asking)

10.0%

True gross yield (all-in)

8.1%

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 23 years remaining.

$758K$568K$379K$189K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $296KPeak 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 13: 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
$258K
-13%
18 years remaining
Rental Income
+$108K
Total Position
$365K
+23%
4.3%/yr
Year 10
Capital Value
$166K
-44%
13 years remaining
Rental Income
+$233K
Total Position
$399K
+35%
3.0%/yr
Year 15
Capital Value
$77K
-74%
8 years remaining
Rental Income
+$378K
Total Position
$455K
+53%
2.9%/yr
Year 20
Capital Value
$19K
-94%
3 years remaining
Rental Income
+$546K
Total Position
$565K
+91%
3.3%/yr

Location

Bali

Canggu, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.9% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Good
$150 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Good
314 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic

Watch Out

Occupancy at 54% — factor in seasonal gaps
Visual appeal is below average — photos may not compete well on Airbnb listings

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

34% occ.
4.3%
$1,055/mo
44% occ.
5.6%
$1,374/mo
54% occ.
6.9%
$1,692/mo
current
64% occ.
8.1%
$2,011/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.