OFFPLAN 1/2/3 BEDROOM VILLA FOR SALE LEASEHOLD IN PADONAN BE-2398

OFFPLAN 1/2/3 BEDROOM VILLA FOR SALE LEASEHOLD IN PADONAN BE-2398

Bali, Bali

$147k

Price

7.5%

ROI

1

Bedrooms

58%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 90 m²
Build: 98 m²
Est. Revenue: $23k/yr
Avg Nightly Rate: $109

Investment Analysis

Strategically located in Padonan, just 2 minutes to Nirvana Fitness, 5 minutes to Baked Padonan, 5 minutes to the supermarket and 10 minutes to Canggu BeachThis off-plan project offers flexible options of 1, 2, or 3 bedrooms—each with ensuite bathrooms plus a guest bathroom. Choose between a sunken or regular living room. Every villa comes fully furnished with a fully equipped kitchen. Step outside to a private pool with a lounge area, while every bedroom includes its own balcony. Enjoy a rooftop area perfect for gatherings, along with a parking area for your convenience. Ideal for both investment and personal living—don’t miss it out!

Bali Exception
Bali / North-Canggu - Padonan

OFFPLAN 1/2/3 BEDROOM VILLA FOR SALE LEASEHOLD IN PADONAN BE-2398

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
98 m²
Land Plot
90 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — short-term rental yields 10.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$5K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.9%
$1,329/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$109/night
50% ($54)Brixfox estimate($109/night)200% ($218)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$15,953
Airbnb data$109/night · 58% occupancy
Rental income
$109/night · 58% occ.
$23,157
Running costs (20%)
Utilities, cleaning, maintenance
-$4,631
Income tax (10%)
Indonesian rental income tax
-$2,316
Property tax
Annual property tax
-$257
Net income
10.9% ROI
$15,953

Long-Term Rental

Yearly income
$15,341
50 comps
Rental income
$2,247/mo
$21,572
Agency fee (10%)
Finder's fee per tenant
-$2,157
Vacancy (~8%)
1.5mo gap per tenancy
-$1,659
Income tax (10%)
Indonesian rental income tax
-$2,157
Property tax
Annual property tax
-$257
Net income
10.4% ROI
$15,341

Short-term rental earns 1.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$669K$502K$334K$167K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $147KPeak Capital Value: NowPaid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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 9: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$142K
-3%
20 years remaining
Rental Income
+$85K
Total Position
$227K
+54%
9.1%/yr
Year 10
Capital Value
$99K
-33%
15 years remaining
Rental Income
+$183K
Total Position
$282K
+92%
6.7%/yr
Year 15
Capital Value
$51K
-65%
10 years remaining
Rental Income
+$297K
Total Position
$348K
+136%
5.9%/yr
Year 20
Capital Value
$15K
-90%
5 years remaining
Rental Income
+$429K
Total Position
$443K
+202%
5.7%/yr

Location

Bali

North-Canggu - Padonan, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
10.9% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Average
$109 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
90 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in North-Canggu - Padonan — high tourist traffic
High rental yield at 10.9% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 58% — factor in seasonal gaps
ADR of $109 limits revenue ceiling — consider repositioning potential

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

38% occ.
7.1%
$866/mo
48% occ.
9.0%
$1,098/mo
58% occ.
10.9%
$1,329/mo
current
68% occ.
12.7%
$1,561/mo

Lease Timeline

25 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

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.