STUNNING 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PADANG PADANG BE-2221

STUNNING 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PADANG PADANG BE-2221

Bali, Bali

$170k

Price

9.2%

ROI

1

Bedrooms

72%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 60 m²
Est. Revenue: $24k/yr
Avg Nightly Rate: $90

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 one bedroom studio with its own stylish ensuite bathroom. The villa features a fully equipped kitchen, a dining area, and…

Bali Exception
Bali / Uluwatu - Padang Padang

STUNNING 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PADANG PADANG BE-2221

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
60 m²
Land Plot
100 m²
Tenure
Lease 18yr
Yield Curve Status

Grade C investment — short-term rental yields 9.7% 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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+2.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.1%
-$61K in 5yr (-36%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.7%
$1,369/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$90/night
50% ($45)Brixfox estimate($90/night)200% ($181)
Occupancy
72%
10%Brixfox estimate(72%)100%

Short-Term Rental

Yearly income
$16,429
Airbnb data$90/night · 72% occupancy
Rental income
$90/night · 72% occ.
$23,896
Running costs (20%)
Utilities, cleaning, maintenance
-$4,779
Income tax (10%)
Indonesian rental income tax
-$2,390
Property tax
Annual property tax
-$297
Net income
9.7% ROI
$16,429

Long-Term Rental

Yearly income
$15,761
5 comps
Rental income
$2,313/mo
$22,208
Agency fee (10%)
Finder's fee per tenant
-$2,221
Vacancy (~8%)
1.5mo gap per tenancy
-$1,708
Income tax (10%)
Indonesian rental income tax
-$2,221
Property tax
Annual property tax
-$297
Net income
9.3% ROI
$15,761

Short-term rental earns 1.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 18 years remaining.

$442K$332K$221K$111K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $170KPeak 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 10: 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
$109K
-36%
13 years remaining
Rental Income
+$87K
Total Position
$197K
+16%
3.0%/yr
Year 10
Capital Value
$51K
-70%
8 years remaining
Rental Income
+$188K
Total Position
$239K
+41%
3.5%/yr
Year 15
Capital Value
$13K
-93%
3 years remaining
Rental Income
+$306K
Total Position
$318K
+87%
4.3%/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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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
9.7% annual return
Occupancy
Good
72% average occupancy
Nightly Rate
Average
$90 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
100 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 9.7% — outperforms most Bali villas
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

ADR of $90 limits revenue ceiling — consider repositioning potential
Compact plot at 100 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

52% occ.
6.9%
$984/mo
62% occ.
8.3%
$1,177/mo
72% occ.
9.7%
$1,369/mo
current
82% occ.
11.0%
$1,562/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.