RICE FIELD VIEW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN TABANAN BE-1981

RICE FIELD VIEW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN TABANAN BE-1981

Bali, Bali

$210k

Price

11.0%

ROI

3

Bedrooms

64%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 250 m²
Build: 178 m²
Est. Revenue: $35k/yr
Avg Nightly Rate: $152

Investment Analysis

Nestled in the serene landscapes of Tabanan, just a minute from Pigstone Beach, this tranquil retreat is surrounded by lush rice fields, offering a perfect blend of nature and coastal living. The villa is ideally located near Kedungu Beach, a hidden gem known for its unspoiled black sand shoreline, surf breaks, and breathtaking sunsets that paint the sky in vibrant hue.

Bali Exception
Bali / Kedungu - Tabanan

RICE FIELD VIEW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN TABANAN BE-1981

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
178 m²
Land Plot
250 m²
Tenure
Lease 20yr
Yield Curve Status

Grade C+ investment — short-term rental yields 11.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+5.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.1%
-$64K in 5yr (-30%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.6%
$2,025/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.6 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$152/night
50% ($76)Brixfox estimate($152/night)200% ($303)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Yearly income
$24,299
Airbnb data$152/night · 64% occupancy
Rental income
$152/night · 64% occ.
$35,238
Running costs (20%)
Utilities, cleaning, maintenance
-$7,048
Income tax (10%)
Indonesian rental income tax
-$3,524
Property tax
Annual property tax
-$368
Net income
11.6% ROI
$24,299

Long-Term Rental

Yearly income
$15,879
14 comps
Rental income
$2,341/mo
$22,469
Agency fee (10%)
Finder's fee per tenant
-$2,247
Vacancy (~8%)
1.5mo gap per tenancy
-$1,728
Income tax (10%)
Indonesian rental income tax
-$2,247
Property tax
Annual property tax
-$368
Net income
7.6% ROI
$15,879

Short-term rental earns 1.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 20 years remaining.

$751K$563K$375K$188K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $210KPeak 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
$146K
-30%
15 years remaining
Rental Income
+$129K
Total Position
$275K
+31%
5.5%/yr
Year 10
Capital Value
$75K
-64%
10 years remaining
Rental Income
+$279K
Total Position
$354K
+68%
5.4%/yr
Year 15
Capital Value
$22K
-90%
5 years remaining
Rental Income
+$452K
Total Position
$474K
+126%
5.6%/yr
Leasehold Alert
With 20 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 5 years.

Location

Bali

Kedungu - Tabanan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.6% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Good
$152 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
20 years remaining on lease

Top Highlights

High rental yield at 11.6% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 250 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.
7.9%
$1,380/mo
54% occ.
9.7%
$1,702/mo
64% occ.
11.6%
$2,025/mo
current
74% occ.
13.4%
$2,348/mo

Lease Timeline

20 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 5 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.