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

9.4%

ROI

1

Bedrooms

64%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 85 m²
Est. Revenue: $33k/yr
Avg Nightly Rate: $141

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 9.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+7.3%
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
9.9%
$1,891/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$141/night
50% ($70)Brixfox estimate($141/night)200% ($281)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Yearly income
$22,690
Airbnb data$141/night · 64% occupancy
Rental income
$141/night · 64% occ.
$32,988
Running costs (20%)
Utilities, cleaning, maintenance
-$6,598
Income tax (10%)
Indonesian rental income tax
-$3,299
Property tax
Annual property tax
-$402
Net income
9.9% ROI
$22,690

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 2.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$847K$635K$423K$212K$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
+$120K
Total Position
$320K
+39%
6.9%/yr
Year 10
Capital Value
$129K
-44%
13 years remaining
Rental Income
+$260K
Total Position
$389K
+69%
5.4%/yr
Year 15
Capital Value
$60K
-74%
8 years remaining
Rental Income
+$422K
Total Position
$482K
+110%
5.1%/yr
Year 20
Capital Value
$15K
-94%
3 years remaining
Rental Income
+$610K
Total Position
$625K
+172%
5.1%/yr

Location

Bali

Gianyar, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.9% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Good
$141 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 9.9% — outperforms most Bali villas
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 150 m² — limited expansion potential

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

44% occ.
6.7%
$1,292/mo
54% occ.
8.3%
$1,591/mo
64% occ.
9.9%
$1,891/mo
current
74% occ.
11.4%
$2,190/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.