Move-in Ready! Stylish 2 Bedroom Apartment for Sale in Batu Bolong, Canggu
Canggu · Batu Bolong · Ref BF-561932Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Leasehold
$250,000
Listed 100 days ago
Net yieldNet annual rental income after all running costs and tax, divided by your true all-in cost to acquire — asking price plus purchase fees, furnishing and STR launch. Modelled from live Airbnb calendar data near this property.
5.3%
Fully managed · Non-resident tax
- 6% below the Canggu median for 2-bedroom apartments
Cash yield while the lease runs — the villa returns to the landowner after 30 yrs, with no resale value
Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
60 m²
Brixfox Score 81 · B+· top 50%Brixfox's 0–100 investment rating across 8 weighted pillars — ROI, location, rental demand, land & space, visual appeal, ownership security, payback speed and zoning. The grade is a relative rank — 81 grades as B+ (top 50% of tracked inventory in this market). It is not an endorsement of the yield figure by itself. Leasehold · 30 yrs leftFinancial analysis ↓
Financials
What it earns, what it costs to own, and the net yield
Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 30 yrs remainingFully 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.
5.3%
$14,701 net operating income /yr
Gross yield · all-in basis
13.0%
−7.7 pts in operating costs & local taxes
After lease amortisation:2.0%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 repays your investment in 18.8 of 30 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.
No Airbnb match on file
We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.
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
$137
Expected booked rate (market-calibrated)
Expected occupancy
72%
Full-year estimate, market-calibrated
Projected annual revenue
$36,008
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· 2.7% of price, auto-calculated
$6,800
Lease transfer & notarial admin (~1%)$2,500
Notary & registration$1,800
Legal fees$2,500
Renovation budget· Move-in ready. No renovation budgeted.
$Furniture & STR launch· default ≈ $10,050/bedroom
$All-in investment
$276,900
+10.8% 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
$36,008
Management fee
% of revenue−$7,202
OTA / channel fees
% of revenue−$1,800
Staff & local operations
% of revenue$0
Cleaning (net of guest fees)
% of revenue−$1,440
Utilities, insurance & consumables
% of revenue−$2,881
Lodging / tourist tax
% of revenue−$3,601
Maintenance reserve
% of price−$2,500
Annual property tax
% of price−$250
Local income tax
% of profit−$1,633
Net operating income
$14,701/yr
Net yield on all-in investment
5.3%
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 ÷ 30 yrs remaining−$9,230/yr
Net yield after lease amortisation2.0%
Payback vs remaining term18.8 yrs of 30 yrs
Cost to reproduce & the long-term-let alternative
What it would cost to reproduce this villa, and what a yearly tenant would pay
Long-term rental alternative: ~$15k/yr gross rent3.3% net yieldHigh confidence
Short-term letting projected to outperform long-term by 2.0 points.
Evidence
Where it sits, and who confirms it
Comp table: Market evidence ↑ in Financials
Location
Agency pin · unverifiedCanggu · Batu Bolong
Loading Map...
Verdict
Score, and what could go wrong
Brixfox Score
81B
LocationStrong
Premium area with high rental demand
Rental YieldStrong
5.3% net yield on all-in cost
OccupancyGood
72% average occupancy
Nightly RateGood
$137 per night
Visual AppealGood
7/10 visual appeal
Size & SpaceWeak
60 m² interior
ZoningStrong
Pink zone — Tourism zoning (Kawasan Pariwisata) where short-term rental is permitted; a zoning reading at the pin, not a licence
TenureStrong
30 years remaining on lease
Prime location in Batu Bolong — high tourist traffic
Strong net yield at 5.3% (fully managed, on all-in cost) — outperforms most apartments in this market
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
Compact at 60 m² interior — caps the guest count you can host
This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -20 pts occupancy | 52% | $9,930 | 3.6% |
| -10 pts occupancy | 62% | $12,316 | 4.4% |
| Expected | 72% | $14,701 | 5.3% |
| +10 pts occupancy | 82% | $17,087 | 6.2% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
Lease runway30 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback10.1 yearsfrom net rent at the expected case
Ask Brixfox
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.
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
Inquire
Take the numbers with you, or talk to the agent
Villa Underwriting Report not available here
This listing's itemised cost stack isn't available right now, so the page shows an approximate model. The report only underwrites the stored, itemised figures; it returns when the listing is re-scored.
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.