WALKING DISTANCE TO THE BEACH VILLA 3 BEDROOM FOR SALE LEASEHOLD IN SANUR BE-1202

WALKING DISTANCE TO THE BEACH VILLA 3 BEDROOM FOR SALE LEASEHOLD IN SANUR BE-1202

Bali, Bali

$468k

Price

6.0%

ROI

3

Bedrooms

52%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 175 m²
Build: 148 m²
Est. Revenue: $47k/yr
Avg Nightly Rate: $246

Investment Analysis

Discover the perfect blend of comfort and convenience with this stunning villa in Sanur. Ideally situated in a serene neighborhood, it’s just a 5-minute stroll to the renowned Sanur Beach, and close to a variety of cafes, restaurants, and shopping malls.

Bali Exception
Bali / Sanur

WALKING DISTANCE TO THE BEACH VILLA 3 BEDROOM FOR SALE LEASEHOLD IN SANUR BE-1202

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
148 m²
Land Plot
175 m²
Tenure
Lease 30yr
Yield Curve Status

Grade B investment — short-term rental yields 6.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+7.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$20K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.8%
$2,664/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$246/night
50% ($123)Brixfox estimate($246/night)200% ($492)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$31,970
Airbnb data$246/night · 52% occupancy
Rental income
$246/night · 52% occ.
$46,840
Running costs (20%)
Utilities, cleaning, maintenance
-$9,368
Income tax (10%)
Indonesian rental income tax
-$4,684
Property tax
Annual property tax
-$818
Net income
6.8% ROI
$31,970

Long-Term Rental

Yearly income
$11,472
39 comps
Rental income
$1,771/mo
$16,997
Agency fee (10%)
Finder's fee per tenant
-$1,700
Vacancy (~8%)
1.5mo gap per tenancy
-$1,307
Income tax (10%)
Indonesian rental income tax
-$1,700
Property tax
Annual property tax
-$818
Net income
2.5% ROI
$11,472

Short-term rental earns 2.8x 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$467,500
BPHTB (freehold transfer tax)$23,375
Notary & registration$1,800
Legal / due diligence$4,675
Total acquisition costs$29,850
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,700
($0–$7,400)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$543,950

Gross yield (asking)

10.0%

True gross yield (all-in)

8.6%

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 30 years remaining.

$1.7M$1.3M$875K$437K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $468KPeak Capital Value: Yr 5 ($488K)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 13: 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 5Peak
Capital Value
$488K
+4%
25 years remaining
Rental Income
+$170K
Total Position
$657K
+41%
7.1%/yr
Year 10
Capital Value
$471K
+1%
20 years remaining
Rental Income
+$367K
Total Position
$838K
+79%
6.0%/yr
Year 15
Capital Value
$328K
-30%
15 years remaining
Rental Income
+$595K
Total Position
$922K
+97%
4.6%/yr
Year 20
Capital Value
$169K
-64%
10 years remaining
Rental Income
+$859K
Total Position
$1.0M
+120%
4.0%/yr

Location

Bali

Sanur, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
6.8% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$246 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
175 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Premium nightly rate of $246 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
30+ year lease — strong tenure runway

Watch Out

Occupancy at 52% — factor in seasonal gaps
Compact plot at 175 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

32% occ.
4.1%
$1,616/mo
42% occ.
5.5%
$2,140/mo
52% occ.
6.8%
$2,664/mo
current
62% occ.
8.2%
$3,188/mo

Lease Timeline

30 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.