READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN GIANYAR BE-2601

READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN GIANYAR BE-2601

Bali, Bali

$230k

Price

6.6%

ROI

1

Bedrooms

47%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 85 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $195

Investment Analysis

Nestled in the lush landscapes of Gianyar, this exquisite villa offers a serene tropical escape surrounded by towering palm trees and vibrant greenery—perfectly positioned not far from Gianyar’s town amenities.

Bali Exception
Bali / Gianyar

READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN GIANYAR BE-2601

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
85 m²
Land Plot
150 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — short-term rental yields 10.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$30K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.1%
$1,924/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$195/night
50% ($98)Brixfox estimate($195/night)200% ($390)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$23,091
Airbnb data$195/night · 47% occupancy
Rental income
$195/night · 47% occ.
$33,561
Running costs (20%)
Utilities, cleaning, maintenance
-$6,712
Income tax (10%)
Indonesian rental income tax
-$3,356
Property tax
Annual property tax
-$402
Net income
10.1% ROI
$23,091

Long-Term Rental

Yearly income
$8,713
9 comps
Rental income
$1,313/mo
$12,606
Agency fee (10%)
Finder's fee per tenant
-$1,261
Vacancy (~8%)
1.5mo gap per tenancy
-$970
Income tax (10%)
Indonesian rental income tax
-$1,261
Property tax
Annual property tax
-$402
Net income
3.8% ROI
$8,713

Short-term rental earns 2.7x 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$229,644
BPHTB (freehold transfer tax)$11,482
Notary & registration$1,800
Legal / due diligence$2,296
Total acquisition costs$15,578
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,125
($0–$4,250)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$275,847

Gross yield (asking)

14.6%

True gross yield (all-in)

12.2%

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 23 years remaining.

$862K$646K$431K$215K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $230KPeak 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
$200K
-13%
18 years remaining
Rental Income
+$123K
Total Position
$322K
+40%
7.0%/yr
Year 10
Capital Value
$129K
-44%
13 years remaining
Rental Income
+$265K
Total Position
$393K
+71%
5.5%/yr
Year 15
Capital Value
$60K
-74%
8 years remaining
Rental Income
+$429K
Total Position
$489K
+113%
5.2%/yr
Year 20
Capital Value
$15K
-94%
3 years remaining
Rental Income
+$620K
Total Position
$635K
+177%
5.2%/yr

Location

Bali

Gianyar, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.1% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Good
$195 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 10.1% — outperforms most villas in this market
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — 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.
6.3%
$1,213/mo
40% occ.
8.5%
$1,629/mo
47% occ.
10.1%
$1,924/mo
current
57% occ.
12.2%
$2,340/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

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.