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2 Bedroom Villa for Sale and Rent in Bali Canggu Residential Side - RF6429

2 Bedroom Villa for Sale and Rent in Bali Canggu Residential Side - RF6429

Canggu, Bali

$243k

Price

7.5%

ROI

2

Bedrooms

39%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 300 m²
Build: 150 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $188

Investment Analysis

Nestled in the peaceful residential side of Canggu, this charming one-level villa offers a perfect blend of comfort, style, and tropical living. Designed with f...

2-bedroom leasehold villa in Canggu — photo 1 of 5
Bali Home Immo
2-bedroom leasehold villa in Canggu — photo 2 of 5
2-bedroom leasehold villa in Canggu — photo 3 of 5
2-bedroom leasehold villa in Canggu — photo 4 of 5
2-bedroom leasehold villa in Canggu — photo 5 of 5

2 Bedroom Villa for Sale and Rent in Bali Canggu Residential Side - RF6429

Canggu · Canggu · Ref BF-134297 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$242,925
View original listing
Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
150 m²
Land
300 m²
True net yield
3.6%
≈ $1,515/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 35 yrs
Lease-adjusted return
0.7% / yr
over 35-yr lease, capital not recovered
Brixfox Score 81 · B+
35 yrs left on lease
Short lease — 35 yrs left. The 3.6% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about 0.7%/yr — unless you extend the lease.
Modelled from Airbnb listings we track across Canggu — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Canggu

Canggu, Pin from agency listing

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Airbnb Comp Analysis

Finding Airbnb comps...

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Customize your projections
Nightly Rate (ADR)
$188/night
50% ($94)Brixfox estimate($188/night)200% ($376)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Indicative
Yearly income
$18,183
Likely range $10,910 – $25,456
Airbnb data$188/night · 39% occupancy
Rental income
$188/night · 39% occ.
$26,583
Running costs (20%)
Utilities, cleaning, maintenance
-$5,317
Income tax (10%)
Indonesian rental income tax
-$2,658
Property tax
Annual property tax
-$425
Net income
7.5% ROI
$18,183

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$242,925
Lease transfer & notarial admin (~1%)$2,429
Notary & registration$1,800
Legal / due diligence$2,429
Total acquisition costs$6,658
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,750
($0–$7,500)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$289,033

Gross yield (asking)

10.9%

True gross yield (all-in)

9.2%

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 35 years remaining.

$1.3M$948K$632K$316K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $243KPeak Capital Value: Yr 10 ($294K)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 12: 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
$282K
+16%
30 years remaining
Rental Income
+$97K
Total Position
$378K
+56%
9.3%/yr
Year 10Peak
Capital Value
$294K
+21%
25 years remaining
Rental Income
+$208K
Total Position
$502K
+107%
7.5%/yr
Year 15
Capital Value
$284K
+17%
20 years remaining
Rental Income
+$338K
Total Position
$622K
+156%
6.5%/yr
Year 20
Capital Value
$197K
-19%
15 years remaining
Rental Income
+$489K
Total Position
$686K
+182%
5.3%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 9+ yrs operating 140+ properties managed ~1h guest response

Canggu Stay Co.

Vetted

Full-service villa management across South Bali

20%
Management fee
of rental revenue — already in your Managed figures

Hands-off short-stay management for absentee owners — from licensing to nightly guest care. Your villa earns from day one without you on the ground.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & tropical-garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Canggu Stay Co.

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.5% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Good
$188 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
35 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
35+ year lease — strong tenure runway

Watch Out

Occupancy at 39% — factor in seasonal gaps
Compact plot at 300 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.
5.8%
$1,165/mo
40% occ.
7.7%
$1,566/mo
39% occ.
7.5%
$1,515/mo
current
49% occ.
9.5%
$1,915/mo

Lease Timeline

35 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.