MOVE-IN READY 2-BEDROOM VILLA IN THE HEART OF BALANGAN

MOVE-IN READY 2-BEDROOM VILLA IN THE HEART OF BALANGAN

Bingin, Bali

$185k

Price

16.5%

ROI

2

Bedrooms

44%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 100 m²
Build: 100 m²
Est. Revenue: $44k/yr
Avg Nightly Rate: $277

Investment Analysis

This finished modern 2-bedroom villa is located in Balangan, Uluwatu—just a 5-minute drive to Balangan Beach and only 10 minutes from the vibrant Bingin area. Built on 1.01 Are of land with a 100 sqm building size, the villa offers the perfect balance between peaceful living and everyday convenience. Designed over two levels, the villa […]

Propertia
Bingin / Bingin

MOVE-IN READY 2-BEDROOM VILLA IN THE HEART OF BALANGAN

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
100 m²
Land Plot
100 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 16.5% net return annually.

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The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+23.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.8%
+$62K in 5yr (+34%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
16.5%
$2,538/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.1 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$277/night
50% ($138)Brixfox estimate($277/night)200% ($554)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$30,458
Airbnb data$277/night · 44% occupancy
Rental income
$277/night · 44% occ.
$43,973
Running costs (20%)
Utilities, cleaning, maintenance
-$8,795
Income tax (10%)
Indonesian rental income tax
-$4,397
Property tax
Annual property tax
-$323
Net income
16.5% ROI
$30,458

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$184,500
BPHTB (freehold transfer tax)$9,225
Notary & registration$1,800
Legal / due diligence$1,845
Total acquisition costs$12,870
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,500
($0–$5,000)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$235,570

Gross yield (asking)

23.8%

True gross yield (all-in)

18.7%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Freehold — 6%/yr appreciation in Bingin.

$2.9M$2.2M$1.4M$721K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $185K
Capital appreciation
Property value growing at +6%/yr based on Bingin market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$247K
+34%
Rental Income
+$162K
Total Position
$409K
+121%
17.2%/yr
Year 10
Capital Value
$330K
+79%
Rental Income
+$349K
Total Position
$680K
+268%
13.9%/yr
Year 20
Capital Value
$592K
+221%
Rental Income
+$818K
Total Position
$1.4M
+664%
10.7%/yr
Year 30
Capital Value
$1.1M
+474%
Rental Income
+$1.4M
Total Position
$2.5M
+1260%
9.1%/yr

Location

Bingin

Bingin, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
16.5% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$277 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 16.5% — outperforms most villas in this market
Premium nightly rate of $277 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
11.3%
$1,741/mo
40% occ.
15.2%
$2,331/mo
44% occ.
16.5%
$2,538/mo
current
54% occ.
20.3%
$3,127/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.