Last Unit! Great 3-Bedroom Smart Villa for Sale in Berawa, Canggu

Last Unit! Great 3-Bedroom Smart Villa for Sale in Berawa, Canggu

Canggu, Bali

$690k

Price

3

Bedrooms

34%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 250 m²
Build: 250 m²
Est. Revenue: $56k/yr
Avg Nightly Rate: $448

Cost to reproduce & long-term let

Long-term rental alternative: ~$23k/yr gross rent

Short-term letting is projected to out-earn a long-term let.

How it compares in Canggu

  • Expected occupancy of 34% compares with a 68% median across 1376 tracked Canggu villas.
  • Its expected nightly rate of $448 sits above 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

Don’t miss the last available 3-bedroom leasehold villa for sale in Berawa, Canggu. Premium modern living near beaches & beach clubs. Code: IPB00327

Price
$690,000
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3-bedroom leasehold villa in Canggu — photo 1 of 5
Bali Villa Realty
1 / 5
3-bedroom leasehold villa in Canggu — photo 2 of 5
2 / 5
3-bedroom leasehold villa in Canggu — photo 3 of 5
3 / 5
3-bedroom leasehold villa in Canggu — photo 4 of 5
4 / 5
3-bedroom leasehold villa in Canggu — photo 5 of 5
5 / 5

Last Unit! Great 3-Bedroom Smart Villa for Sale in Berawa, Canggu

Canggu · Berawa · Ref BF-561986Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Leasehold
$690,000
Listed 100 days ago
Net yield
2.8%
Fully managed · Non-resident tax
  • Its own Airbnb: booked 35% of nights in its 3-month window · 5 reviews at 5.0 · calendar read 7 Oct
  • 92% above the Canggu median for 3-bedroom villas
Mixed caseBrixfox read · from this listing's stored figures

This Berawa villa offers a 2.8% net yield based on its own Airbnb listing data, representing a mixed case for remote investors.

Why
Strengths
  • •Net yield of 2.8% outperforms the 1.8% net yield projected for the long-term let alternative
  • •The property maintains a high rating of 5 reviews at 5 on its own Airbnb listing
  • •Projected annual revenue of $56,116 is supported by a high confidence level from consistent comparables
Risks
  • •Investment value reaches zero at the end of the 23 years remaining on the leasehold
  • •The property has a 34% occupancy rate and has been on the market for 3 months
  • •Zoning for the property is not checked and the all-in acquisition cost is $711,700

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.

Cash yield while the lease runs — the villa returns to the landowner after 23 yrs, with no resale value
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Ownership
Leasehold
Bedrooms
3
Bathrooms
3
Built area
250 m²
Land
250 m²
Brixfox Score 65 · C+· top 85% Leasehold · 23 yrs leftFinancial analysis ↓
Short lease — 23 yrs left. 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 · 23 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.
2.8%
$19,936 net operating income /yr
Gross yield · all-in basis
7.9%
−5.1 pts in operating costs & local taxes
After lease amortisation:-1.5%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: 35.7 of 23 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

35%booked
5.0rating
5reviews
$467asking / night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 35% of nights, and it asks $467/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
$448
Expected booked rate (market-calibrated)
Expected occupancy
34%
Full-year estimate, market-calibrated
Projected annual revenue
$56,116
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· 2.3% of price, auto-calculated
$15,600
Lease transfer & notarial admin (~1%)$6,900
Notary & registration$1,800
Legal fees$6,900
Renovation budget· Move-in ready. No renovation budgeted.
$
Furniture & STR launch· default STR launch only (delivered furnished)
$
All-in investment
$711,700
+3.1% 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
$56,116
Management fee
% of revenue−$11,223
OTA / channel fees
% of revenue−$2,806
Staff & local operations
% of revenue$0
Cleaning (net of guest fees)
% of revenue−$2,245
Utilities, insurance & consumables
% of revenue−$4,489
Lodging / tourist tax
% of revenue−$5,612
Maintenance reserve
% of price−$6,900
Annual property tax
% of price−$690
Local income tax
% of profit−$2,215
Net operating income
$19,936/yr
Net yield on all-in investment
2.8%
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 ÷ 23 yrs remaining−$30,943/yr
Net yield after lease amortisation-1.5%
Payback vs remaining term35.7 yrs of 23 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
Long-term rental alternative: ~$23k/yr gross rent1.7% net yieldHigh confidence

Short-term letting projected to outperform long-term by 1.1 points.

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Canggu · Berawa

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Verdict

Score, and what could go wrong

Brixfox Score

65C
LocationStrong
Premium area with high rental demand
Rental YieldAverage
2.8% net yield on all-in cost
OccupancyWeak
34% average occupancy
Nightly RateStrong
$448 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceAverage
250 m² land area
ZoningAverage
STR zoning not confirmed
TenureGood
23 years remaining on lease
Prime location in Berawa — high tourist traffic
Premium nightly rate of $448 — positioned in the top tier
Stunning visuals (9/10) — commands premium nightly rates
Net yield of 2.8% (fully managed, on all-in cost) is near the market average — model your cashflow carefully
Occupancy at 34% — factor in seasonal gaps

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

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-4 pts occupancy30%$16,5712.3%
Expected34%$19,9332.8%
+6 pts occupancy40%$24,3723.4%
+10 pts occupancy44%$27,7343.9%

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

Lease runway23 yearsCautionPlan an exit within ~8 years, while resale is still easy.
Payback18.1 yearsfrom net rent at the expected case
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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.

Opening read · generated from this listing's data

This Berawa villa offers a 2.8% net yield based on its own Airbnb listing data, representing a mixed case for remote investors.

Strengths
  • •Net yield of 2.8% outperforms the 1.8% net yield projected for the long-term let alternative
  • •The property maintains a high rating of 5 reviews at 5 on its own Airbnb listing
  • •Projected annual revenue of $56,116 is supported by a high confidence level from consistent comparables
Risks
  • •Investment value reaches zero at the end of the 23 years remaining on the leasehold
  • •The property has a 34% occupancy rate and has been on the market for 3 months
  • •Zoning for the property is not checked and the all-in acquisition cost is $711,700

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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.