Gorgeous two bedroom leasehold joglo style property in Batu Bolong
- 12% above the Canggu median for 2-bedroom villas
- 17-year lease · -2.7% after lease amortisation
This Canggu leasehold offers a 3.2% net yield based on a deep set of comparables, presenting a weak investment case for remote buyers.
WhyHide
- •The projected annual revenue of $21,260 is supported by a high confidence level from consistent comparables.
- •Short-term letting projects 1.4 points above the 3.5% net yield available from a long-term let alternative.
- •The property features a 220 m² built area on 300 m² of land in the Batu Bolong area of Canggu.
- •The leasehold has only 17 years remaining with no resale value at the end of the term.
- •Occupancy is projected at 47%, contributing to a low 7.5% gross yield on the all-in acquisition cost.
- •Zoning for the property has not been checked and the listing has remained on the market for 5 months.
Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 28 Oct 2026.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
What it earns, what it costs to own, and the net yield
Found on Airbnb
This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate
Its name, link and guest reviews are Pro evidence
Pro evidence
Calendar-tracked performance
We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 48% of nights, and it asks $128/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below are built from this listing's own window rather than the area median, which is why they can sit well above comparable properties nearby.
Revenue assumptions
Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.Investment basis
The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.
Cost to reproduce & the long-term-let alternative
The two are within 0.2 points of each other on net yield.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
Where it sits, and who confirms it
Location
Verified exact locationCanggu · Batu Bolong
Loading Map...
Independently Verified
Cross-checked across 4 platforms
Location verified
We found this property on Booking.com that publishes its street address — Jl. Pantai Batu Bolong Villa Lucky, 80361 Canggu, Indonesia. Its published position matches the map pin to within 96 m. The pin reflects an independently confirmed location, not just the agency's claim.
Also listed on
Each link was confirmed against this property — by photo comparison, or by matching its verified name and position — never by proximity alone. The pages themselves are Pro evidence.
Score, and what could go wrong
Brixfox Score
Strong income today, but the 17-year lease is short — returns are front-loaded and the asset depreciates toward lease end. Best for yield-focused buyers comfortable with a wasting asset and a lease-extension plan, less so passive long-term holders.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -17 pts occupancy | 30% | $5,576 | 2.0% |
| -7 pts occupancy | 40% | $7,596 | 2.7% |
| Expected | 47% | $9,086 | 3.2% |
| +10 pts occupancy | 57% | $11,105 | 3.9% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
Questions about this listing, answered from its data
Ask Brixfox about this property
Answers grounded in this listing's data, its Airbnb comps and the score breakdown.
This Canggu leasehold offers a 3.2% net yield based on a deep set of comparables, presenting a weak investment case for remote buyers.
- •The projected annual revenue of $21,260 is supported by a high confidence level from consistent comparables.
- •Short-term letting projects 1.4 points above the 3.5% net yield available from a long-term let alternative.
- •The property features a 220 m² built area on 300 m² of land in the Batu Bolong area of Canggu.
- •The leasehold has only 17 years remaining with no resale value at the end of the term.
- •Occupancy is projected at 47%, contributing to a low 7.5% gross yield on the all-in acquisition cost.
- •Zoning for the property has not been checked and the listing has remained on the market for 5 months.
Try one of these
Create a free account to ask 2 free AI questions — Pro is unlimited.
Questions are stored for 12 months to improve our answers. Privacy
Take the numbers with you, or talk to the agent
Villa Underwriting Report
PDF report · one-time purchase · this property
- The page’s own figures, line by line
- Every purchase cost and the all-in total
- Occupancy and offer-price what-ifs
- Bali ownership, tax and letting rules
Interested in this property?
Your Brixfox analysis goes with it, so you arrive as a qualified buyer, not a cold email. Where the agency takes inquiries through Brixfox it goes straight to the agent; otherwise it comes to the Brixfox team and we reply to you. Brixfox adds no fee.
Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›
ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.