Charming 2 bedroom villa for sale and rental in Canggu Residential Side

Charming 2 bedroom villa for sale and rental in Canggu Residential Side

Canggu, Bali

$259k

Price

2

Bedrooms

62%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 201 m²
Est. Revenue: $24k/yr
Avg Nightly Rate: $104

Cost to reproduce & long-term let

Asking price 85% above cost to reproduce — reproducing it would cost about $141k

Long-term rental alternative: ~$16k/yr gross rent

Short-term and long-term letting project about the same net return.

How it compares in Canggu

  • Expected occupancy of 62% compares with a 68% median across 1376 tracked Canggu villas.
  • Its expected nightly rate of $104 sits below the Canggu median of $179.
  • Brixfox ranks its projected net yield in the bottom half of the 1370 live Canggu listings it tracks.
How Brixfox computes these figures

Investment Analysis

Discover a beautifully designed brand-new 2-bedroom villa that blends modern Mediterranean aesthetics with tropical living, now fully completed and ready for im...

Price
$259,200
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Charming 2 bedroom villa for sale and rental in Canggu Residential Side

Canggu · Ref BF-539945Source · Bali Home Immo · listed 21 Jul 2026
Asking price · Leasehold
$259,200
Listed 102 days ago
Net yield
3.8%
Fully managed · Non-resident tax
  • Its own Airbnb: booked 63% of nights in its 3-month window · 9 reviews at 5.0 · calendar read 12 Oct
  • 85% above cost to reproduce · 7% above the Canggu median for 2-bedroom villas
  • 26-year lease · 0.0% after lease amortisation
Cash yield while the lease runs — the villa returns to the landowner after 26 yrs, with no resale value
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Want this analysis as an underwriting report (PDF)?

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

Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Land
201 m²
Brixfox Score 66 · B· top 70% Leasehold · 26 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 26 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
3.8%
$10,189 net operating income /yr
Gross yield · all-in basis
8.8%
−5.0 pts in operating costs & local taxes
After lease amortisation:0.0%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent does not repay it within the lease: 26.3 of 26 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Canggu — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

63%booked
5.0rating
9reviews
$109asking / night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 63% of nights, and it asks $109/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.
Expected ADR
$104
Expected booked rate (market-calibrated)
Expected occupancy
62%
Full-year estimate, market-calibrated
Projected annual revenue
$23,652
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

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.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.5% of price, auto-calculated
$3,971
PPAT notary (lease deed)$2,592
Legal due diligence$1,379
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$268,355
+3.5% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$23,652
Rental management
−$4,730
Booking channel fees
−$1,183
Utilities
−$1,183
Cleaning & laundry
−$1,183
Maintenance & repairs
−$1,183
Insurance
−$710
Guest supplies & consumables
−$473
Property tax (PBB)
−$454
PPh 4(2) final tax on rent
−$2,365
Net operating income
$10,189/yr
Net yield on all-in investment
3.8%

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.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 26 yrs remaining−$10,321/yr
Net yield after lease amortisation0.0%
Payback vs remaining term26.3 yrs of 26 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 85% above cost to reproducecost ≈ $141kMedium confidence
Long-term rental alternative: ~$16k/yr gross rent3.6% net yieldHigh confidence

The two are within 0.2 points of each other on net yield.

Want this analysis as an underwriting report (PDF)?

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

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Canggu

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

66B
LocationStrong
Premium area with high rental demand
Rental YieldGood
3.8% net yield on all-in cost
OccupancyGood
62% average occupancy
Nightly RateAverage
$104 per night
Visual AppealStrong
8/10 visual appeal
Size & SpaceAverage
201 m² land area
ZoningWeak
Residential (per agency) — verify in RTRW
TenureGood
26 years remaining on lease
Prime location in Canggu — high tourist traffic
Stunning visuals (8/10) — commands premium nightly rates
ADR of $104 limits revenue ceiling — consider repositioning potential
Compact plot at 201 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.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy42%$6,7622.5%
-10 pts occupancy52%$8,4763.2%
Expected62%$10,1903.8%
+10 pts occupancy72%$11,9044.4%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway26 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback16.1 yearsfrom net rent at the expected case
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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
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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.