Sarah from Sydney: How a $180K Villa Changed Her Retirement

Sarah, a 58-year-old teacher from Bondi, wanted retirement income without selling her Sydney home. She invested AUD $180K in a leasehold villa in Canggu in 2021. Today, that Bali villa investment returns Australia at 12.4% net annually — AUD $28K/year passive income. Her story reveals the seven-step process behind the numbers.

2019 — The Research Phase

"I spent six months reading every forum and Facebook group. The advice was all over the place — nobody had a clear process for Australian buyers."

Sarah visited Bali three times, staying in different areas for a week each. She used Pertama Property's market analysis reports to compare yields across Canggu and Ubud. Her key insight: Australians overlook leasehold because they compare it to Australian freehold ownership. The Bali villa investment returns Australia comparison shows leasehold wins for cash flow investors.

2020 — The Purchase

"I nearly bought a villa in Seminyak for $250K. My consultant showed me the same yield could be achieved in Canggu for $180K, freeing $70K for renovation and furnishing."

She secured a 27-year leasehold in Berawa for AUD $180K including legal fees. The PT PMA structure cost an additional AUD $4,500. Her due diligence uncovered a boundary dispute on the adjacent lot — the seller adjusted the price by AUD $8K. Without professional checks, that dispute would have become her problem.

2021 — The Results

The villa launched on Airbnb in June 2021. First year gross revenue: AUD $34K. After management fees (18%), utilities, cleaning and ATO compliance costs: AUD $22,400 net. A 12.4% return on her $180K investment. The Bali villa investment returns Australia data shows this is above average — typical first-year returns are 9-11% for Canggu.

2022-2026 — Scaling the Strategy

Encouraged by year-one results, Sarah used her equity to buy a second villa in Ubud for AUD $135K in 2023. Combined portfolio value: AUD $315K generating AUD $41K/year net. Her ATO compliance costs average AUD $1,800/year for both properties — manageable with a good Indonesian tax accountant. The Bali villa investment returns Australia from year three onwards show 11.5% blended across both villas.

What I would Do Differently

Negotiate a maintenance clause into the lease agreement — her pool pump replacement cost AUD $3,200 unexpectedly
Buy earthquake insurance from day one (AUD $600/year saved a neighbour AUD $45K in 2024)
Set up the PT PMA with two directors from the start rather than amending later (AUD $2,800 amendment fee)
Hire a full-time manager instead of an agency — saved 5% management fee on villa 2
Keep AUD $10K in IDR cash for emergency repairs — exchange rate fluctuations added AUD $800 to her first-year costs

Understanding Bali villa is essential for any informed Bali property investment decision. Consult qualified professionals before proceeding.

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For verified data, consult the ATO foreign investment guidelines, Indonesia BKPM investment regulations, and Australian Smartraveller Indonesia travel advice.

Read our related guides: Bali Real Estate for Expats, Bali Villa ROI 2026, Branded Villas Investment.

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