TROPICAL 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BALANGAN BE-666

TROPICAL 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BALANGAN BE-666

Bali, Bali

$240k

Price

12.5%

ROI

3

Bedrooms

40%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 162.8 m²
Build: 156 m²
Est. Revenue: $50k/yr
Avg Nightly Rate: $343

Investment Analysis

Nestled in the scenic Balangan locale, this exotic retreat, just an 8-minute drive from pristine Balangan Beach, offers an unparalleled escape. Ideally situated near a vibrant center with diverse restaurants and cafes.This semi-furnished villa reflects a tropical aesthetic, creating a luxurious and tranquil atmosphere that seamlessly harmonizes with the natural beauty. With 3 bedrooms, 4 bathrooms, a refreshing pool, and convenient parking, every detail is meticulously designed for an atmosphere of exquisite elegance. From thoughtfully crafted interiors to outdoor spaces, the property ensures a refined and inviting setting, promising an exceptional residential experience blending comfort and sophistication. Serving as an ideal base for exploring Bali's enchanting charms, this retreat guarantees a memorable experience where modern comfort seamlessly meets the exotic allure of paradise.

Bali Exception
Bali / Balangan
Commercial Zone

TROPICAL 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BALANGAN BE-666

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
156 m²
Land Plot
162.8 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B+ investment — short-term rental yields 14.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+14.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$3K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.3%
$2,859/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$343/night
50% ($172)Brixfox estimate($343/night)200% ($687)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$34,313
Airbnb data$343/night · 40% occupancy
Rental income
$343/night · 40% occ.
$49,619
Running costs (20%)
Utilities, cleaning, maintenance
-$9,924
Income tax (10%)
Indonesian rental income tax
-$4,962
Property tax
Annual property tax
-$420
Net income
14.3% ROI
$34,313

Long-Term Rental

Yearly income
$31,512
6 comps
Rental income
$4,600/mo
$44,161
Agency fee (10%)
Finder's fee per tenant
-$4,416
Vacancy (~8%)
1.5mo gap per tenancy
-$3,397
Income tax (10%)
Indonesian rental income tax
-$4,416
Property tax
Annual property tax
-$420
Net income
13.1% ROI
$31,512

Short-term rental earns 1.1x more but requires active management.

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$240,000
BPHTB (freehold transfer tax)$12,000
Notary & registration$1,800
Legal / due diligence$2,400
Total acquisition costs$16,200
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,900
($0–$7,800)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$303,000

Gross yield (asking)

20.7%

True gross yield (all-in)

16.4%

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

Leasehold with 28 years remaining.

$1.7M$1.3M$847K$424K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $240KPeak Capital Value: Yr 3 ($246K)Paid 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 7: 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
$243K
+1%
23 years remaining
Rental Income
+$182K
Total Position
$426K
+77%
12.1%/yr
Year 10
Capital Value
$212K
-12%
18 years remaining
Rental Income
+$393K
Total Position
$605K
+152%
9.7%/yr
Year 15
Capital Value
$136K
-43%
13 years remaining
Rental Income
+$638K
Total Position
$775K
+223%
8.1%/yr
Year 20
Capital Value
$63K
-74%
8 years remaining
Rental Income
+$922K
Total Position
$985K
+311%
7.3%/yr

Location

Bali

Balangan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.3% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$343 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
163 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 14.3% — outperforms most villas in this market
Premium nightly rate of $343 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 40% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
10.8%
$2,158/mo
40% occ.
14.4%
$2,889/mo
current
40% occ.
14.3%
$2,859/mo
current
50% occ.
18.0%
$3,590/mo

Lease Timeline

28 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.