TROPICAL 2 BEDROOM VILLA NEAR BATU BOLONG BEACH FOR SALE LEASEHOLD BE-904

TROPICAL 2 BEDROOM VILLA NEAR BATU BOLONG BEACH FOR SALE LEASEHOLD BE-904

Bali, Bali

$220k

Price

6.0%

ROI

2

Bedrooms

55%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 174.8 m²
Build: 99 m²
Est. Revenue: $29k/yr
Avg Nightly Rate: $145

Investment Analysis

Discover Your Dream Villa in Babakan Discover this stunning villa in Babakan, perfectly situated near trendy cafes, restaurants, and vibrant beach clubs. Just a quick 5-minute motorbike ride to the popular Batu Bolong Beach, this property offers both convenience and charm.Property Features:Design: Boasting a modern tropical design, this villa sits…

Bali Exception
Bali / Babakan

TROPICAL 2 BEDROOM VILLA NEAR BATU BOLONG BEACH FOR SALE LEASEHOLD BE-904

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
99 m²
Land Plot
174.8 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — short-term rental yields 9.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$18K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.0%
$1,658/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
11.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$145/night
50% ($73)Brixfox estimate($145/night)200% ($290)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$19,891
Airbnb data$145/night · 55% occupancy
Rental income
$145/night · 55% occ.
$28,966
Running costs (20%)
Utilities, cleaning, maintenance
-$5,793
Income tax (10%)
Indonesian rental income tax
-$2,897
Property tax
Annual property tax
-$385
Net income
9.0% ROI
$19,891

Long-Term Rental

Yearly income
$16,965
50 comps
Rental income
$2,499/mo
$23,995
Agency fee (10%)
Finder's fee per tenant
-$2,399
Vacancy (~8%)
1.5mo gap per tenancy
-$1,846
Income tax (10%)
Indonesian rental income tax
-$2,399
Property tax
Annual property tax
-$385
Net income
7.7% ROI
$16,965

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$787K$591K$394K$197K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $220KPeak 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
$202K
-8%
19 years remaining
Rental Income
+$106K
Total Position
$308K
+40%
7.0%/yr
Year 10
Capital Value
$136K
-38%
14 years remaining
Rental Income
+$228K
Total Position
$364K
+65%
5.2%/yr
Year 15
Capital Value
$67K
-70%
9 years remaining
Rental Income
+$370K
Total Position
$437K
+99%
4.7%/yr
Year 20
Capital Value
$18K
-92%
4 years remaining
Rental Income
+$534K
Total Position
$553K
+151%
4.7%/yr

Location

Bali

Babakan, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.0% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Good
$145 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
175 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 9.0% — 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
Occupancy at 55% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

35% occ.
5.7%
$1,040/mo
45% occ.
7.4%
$1,349/mo
55% occ.
9.0%
$1,658/mo
current
65% occ.
10.7%
$1,966/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.