MAGNIFICENT OFF-PLAN CONTEMPORARY VILLA IN NELAYAN

MAGNIFICENT OFF-PLAN CONTEMPORARY VILLA IN NELAYAN

Bali, Bali

$1.0M

Price

5.4%

ROI

4

Bedrooms

51%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 580 m²
Build: 491 m²
Est. Revenue: $98k/yr
Avg Nightly Rate: $530

Investment Analysis

This luxury family home is located in Nelayan only 600 meters from the beach. With neighbors like Body Factory, Revolver Coffee, and the exclusive co-work space B Work this villa is for sure located in the most exclusive area of Canggu. Designed by a multi-award-wining architectural firm and an internationally reputable construction company, this villa is built on 5.8 Are land and with its generous 491 sqm total building size, the villa feels very spacious.

Propertia
Bali / Canggu

MAGNIFICENT OFF-PLAN CONTEMPORARY VILLA IN NELAYAN

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
491 m²
Land Plot
580 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C+ investment — short-term rental yields 6.6% net return annually.

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The Investment

Brixfox Score45
GradeC+
Brixfox Intelligence
45C+Moderate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$30K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.6%
$5,588/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$530/night
50% ($265)Brixfox estimate($530/night)200% ($1060)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$67,051
Airbnb data$530/night · 51% occupancy
Rental income
$530/night · 51% occ.
$98,333
Running costs (20%)
Utilities, cleaning, maintenance
-$19,667
Income tax (10%)
Indonesian rental income tax
-$9,833
Property tax
Annual property tax
-$1,782
Net income
6.6% ROI
$67,051

Long-Term Rental

Yearly income
$58,419
50 comps
Rental income
$8,673/mo
$83,257
Agency fee (10%)
Finder's fee per tenant
-$8,326
Vacancy (~8%)
1.5mo gap per tenancy
-$6,404
Income tax (10%)
Indonesian rental income tax
-$8,326
Property tax
Annual property tax
-$1,782
Net income
5.7% ROI
$58,419

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$3.5M$2.6M$1.7M$872K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.0MPeak Capital Value: Yr 4 ($1.1M)Paid 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
$1.0M
+3%
24 years remaining
Rental Income
+$356K
Total Position
$1.4M
+38%
6.6%/yr
Year 10
Capital Value
$964K
-5%
19 years remaining
Rental Income
+$769K
Total Position
$1.7M
+70%
5.5%/yr
Year 15
Capital Value
$648K
-36%
14 years remaining
Rental Income
+$1.2M
Total Position
$1.9M
+86%
4.2%/yr
Year 20
Capital Value
$319K
-69%
9 years remaining
Rental Income
+$1.8M
Total Position
$2.1M
+108%
3.7%/yr

Location

Bali

Canggu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.6% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$530 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
580 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Premium nightly rate of $530 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 51% — 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

31% occ.
3.9%
$3,331/mo
41% occ.
5.3%
$4,459/mo
51% occ.
6.6%
$5,588/mo
current
61% occ.
7.9%
$6,716/mo

Lease Timeline

29 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.