STUNNING 4 LEVEL VILLA IN CANGGU

STUNNING 4 LEVEL VILLA IN CANGGU

Bali, Bali

$597k

Price

5.9%

ROI

4

Bedrooms

52%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 400 m²
Est. Revenue: $73k/yr
Avg Nightly Rate: $385

Investment Analysis

This stunning modern property is located in a quiet residential area of Canggu. The only 4 level building in the area let it have the best view of the neighborhood. The property comprises 2 units one on top of the other, each with its own private entrance. The property is designed for business travelers that wants to rent out their home when they are away, with divided access and storage spaces to keep owners belongings. Only a 10 minute drive from the beautiful beaches of Batu Bolong, Berawa, and Batu Belig. Read More This stunning villa features a high-end design, finishing and facilities inside and out. The villa comes fully furnished with all the amenities you would expect to find in a contemporary vacation home, including a private swimming pool for each unit and filtered fit-to-drink tap water. The Unit 2 (First & Second Level) consist of 2 bedrooms with one spacious shared bathroom, a powder room, an open plan kitchen and living area complete with wine cellar and high ceiling, out door sunken lounge beside the beautiful pool. The Unit 1 (Third & Fourth Level) gives a more luxurious feels. It consist of 2 bedrooms en-suite, a powder room, an open plan kitchen, dining and living area on the top level with option to enclosed the sliding glass door flowing through the pool with beautiful view. The infinity pool on the top level of this unit is the features that you won’t find in other properties in the area. The property also owns the end road to park private cars and sharing parking for bikes. This property provides a 60-year leasehold period, offering both excellent and convenient investment opportunities for you at the same time. The property is now in completion stage (furnishing) and will be completely done in Early November.

Propertia
Bali / Padonan
Long Lease

STUNNING 4 LEVEL VILLA IN CANGGU

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
400 m²
Land Plot
100 m²
Tenure
Lease 60yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.4% net return annually.

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The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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
+11.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$95K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$4,180/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$385/night
50% ($193)Brixfox estimate($385/night)200% ($771)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$50,161
Airbnb data$385/night · 52% occupancy
Rental income
$385/night · 52% occ.
$73,152
Running costs (20%)
Utilities, cleaning, maintenance
-$14,630
Income tax (10%)
Indonesian rental income tax
-$7,315
Property tax
Annual property tax
-$1,045
Net income
8.4% ROI
$50,161

Long-Term Rental

Yearly income
$40,690
50 comps
Rental income
$6,012/mo
$57,718
Agency fee (10%)
Finder's fee per tenant
-$5,772
Vacancy (~8%)
1.5mo gap per tenancy
-$4,440
Income tax (10%)
Indonesian rental income tax
-$5,772
Property tax
Annual property tax
-$1,045
Net income
6.8% ROI
$40,690

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 60 years remaining.

$9.4M$7.1M$4.7M$2.4M$0Yr 0Yr 10Yr 20Yr 30Yr 40Yr 50Yr 60Purchase PriceIlliquid zoneUnsellableToday: $597KPeak Capital Value: Yr 35 ($1.5M)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 11: 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
$692K
+16%
55 years remaining
Rental Income
+$266K
Total Position
$959K
+61%
9.9%/yr
Year 10
Capital Value
$803K
+34%
50 years remaining
Rental Income
+$575K
Total Position
$1.4M
+131%
8.7%/yr
Year 15
Capital Value
$930K
+56%
45 years remaining
Rental Income
+$933K
Total Position
$1.9M
+212%
7.9%/yr
Year 20
Capital Value
$1.1M
+81%
40 years remaining
Rental Income
+$1.3M
Total Position
$2.4M
+306%
7.3%/yr

Location

Bali

Padonan, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.4% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$385 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
60 years remaining on lease

Top Highlights

High rental yield at 8.4% — outperforms most Bali villas
Premium nightly rate of $385 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

32% occ.
5.1%
$2,539/mo
42% occ.
6.7%
$3,359/mo
52% occ.
8.4%
$4,180/mo
current
62% occ.
10.0%
$5,001/mo

Lease Timeline

60 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.