TROPICAL 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-2258

TROPICAL 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-2258

Bali, Bali

$349k

Price

11.1%

ROI

2

Bedrooms

53%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 310 m²
Build: 160 m²
Est. Revenue: $55k/yr
Avg Nightly Rate: $282

Investment Analysis

Villa located in Bingin, Uluwatu, just 4 minutes from Bingin Beach, Gooseberry Restaurant, Silver Class, Joy & Café Bakery, and surrounded by popular coffee shops, cafés, restaurants, and gyms. 2 bedroom villas, with ensuite bathrooms, an open living area, and a fully equipped kitchen. Come fully furnished for comfortable living or rental readiness. Outside, enjoy a private pool with a lush garden and sunbeds—perfect for relaxing under the Bali sun.

Bali Exception
Bali / Bingin
Commercial Zone

TROPICAL 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-2258

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
160 m²
Land Plot
310 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B+ investment — long-term rental yields 13.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+11.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$5K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.8%
$3,153/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$282/night
50% ($141)Brixfox estimate($282/night)200% ($565)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$37,832
Airbnb data$282/night · 53% occupancy
Rental income
$282/night · 53% occ.
$54,918
Running costs (20%)
Utilities, cleaning, maintenance
-$10,984
Income tax (10%)
Indonesian rental income tax
-$5,492
Property tax
Annual property tax
-$611
Net income
10.8% ROI
$37,832

Long-Term Rental

Yearly income
$46,373
7 comps
Rental income
$6,769/mo
$64,978
Agency fee (10%)
Finder's fee per tenant
-$6,498
Vacancy (~8%)
1.5mo gap per tenancy
-$4,998
Income tax (10%)
Indonesian rental income tax
-$6,498
Property tax
Annual property tax
-$611
Net income
13.3% ROI
$46,373

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$1.9M$1.4M$934K$467K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $349KPeak Capital Value: Yr 3 ($358K)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 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
$354K
+1%
23 years remaining
Rental Income
+$201K
Total Position
$555K
+59%
9.7%/yr
Year 10
Capital Value
$308K
-12%
18 years remaining
Rental Income
+$434K
Total Position
$742K
+112%
7.8%/yr
Year 15
Capital Value
$198K
-43%
13 years remaining
Rental Income
+$704K
Total Position
$902K
+158%
6.5%/yr
Year 20
Capital Value
$92K
-74%
8 years remaining
Rental Income
+$1.0M
Total Position
$1.1M
+218%
5.9%/yr

Location

Bali

Bingin, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.8% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$282 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
310 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 10.8% — outperforms most Bali villas
Premium nightly rate of $282 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — 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

33% occ.
6.7%
$1,950/mo
43% occ.
8.8%
$2,551/mo
53% occ.
10.8%
$3,153/mo
current
63% occ.
12.9%
$3,754/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.