STUNNING 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PADANG PADANG BE-2219

STUNNING 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PADANG PADANG BE-2219

Bali, Bali

$240k

Price

11.8%

ROI

2

Bedrooms

50%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 220 m²
Build: 125 m²
Est. Revenue: $40k/yr
Avg Nightly Rate: $218

Investment Analysis

Discover a stunning villa in prime Padang Padang, surrounded by luxury villas and trendy cafes, just minutes from world-famous surf, white sand beaches, and top beach clubs.Step inside to discover a spacious 2 bedrooms with its own stylish ensuite bathroom. The villa features a fully equipped kitchen, a dining area,…

Bali Exception
Bali / Uluwatu - Padang Padang

STUNNING 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PADANG PADANG BE-2219

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
125 m²
Land Plot
220 m²
Tenure
Lease 18yr
Yield Curve Status

Grade C investment — long-term rental yields 14.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score42
GradeC
Brixfox Intelligence
42CModerate
Score Breakdown
ROI & Yield46%
Capital Growth44%
Risk Profile45%
Market Demand42%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+4.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.1%
-$85K in 5yr (-36%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.5%
$2,290/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
8.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$218/night
50% ($109)Brixfox estimate($218/night)200% ($435)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$27,482
Airbnb data$218/night · 50% occupancy
Rental income
$218/night · 50% occ.
$39,860
Running costs (20%)
Utilities, cleaning, maintenance
-$7,972
Income tax (10%)
Indonesian rental income tax
-$3,986
Property tax
Annual property tax
-$420
Net income
11.5% ROI
$27,482

Long-Term Rental

Yearly income
$34,146
5 comps
Rental income
$4,980/mo
$47,805
Agency fee (10%)
Finder's fee per tenant
-$4,780
Vacancy (~8%)
1.5mo gap per tenancy
-$3,677
Income tax (10%)
Indonesian rental income tax
-$4,780
Property tax
Annual property tax
-$420
Net income
14.2% ROI
$34,146

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 18 years remaining.

$740K$555K$370K$185K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $240KPeak 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 8: 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
$155K
-36%
13 years remaining
Rental Income
+$146K
Total Position
$300K
+25%
4.6%/yr
Year 10
Capital Value
$72K
-70%
8 years remaining
Rental Income
+$315K
Total Position
$387K
+61%
4.9%/yr
Year 15
Capital Value
$18K
-93%
3 years remaining
Rental Income
+$511K
Total Position
$529K
+120%
5.4%/yr
Leasehold Alert
With 18 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 3 years.

Location

Bali

Uluwatu - Padang Padang, 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
11.5% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$218 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Average
220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
18 years remaining on lease

Top Highlights

Prime location in Uluwatu - Padang Padang — high tourist traffic
High rental yield at 11.5% — outperforms most Bali villas
Premium nightly rate of $218 — positioned in the top tier

Watch Out

Occupancy at 50% — factor in seasonal gaps
Visual appeal is below average — photos may not compete well on Airbnb listings

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.8%
$1,364/mo
40% occ.
9.1%
$1,827/mo
50% occ.
11.5%
$2,290/mo
current
60% occ.
13.8%
$2,753/mo

Lease Timeline

18 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 3 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.