READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN GIANYAR BE-2642

READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN GIANYAR BE-2642

Bali, Bali

$152k

Price

10.2%

ROI

1

Bedrooms

46%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 50 m²
Est. Revenue: $24k/yr
Avg Nightly Rate: $141

Investment Analysis

Nestled in the lush landscapes of Gianyar, this exquisite villa offers a serene tropical escape surrounded by towering palm trees and vibrant greenery—perfectly positioned not far from Gianyar’s town amenities.Fully furnished, the interior exudes comfort and style. The villa features one beautifully appointed bedroom with an ensuite bathroom. The kitchen…

Bali Exception
Bali / Gianyar

READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN GIANYAR BE-2642

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
50 m²
Land Plot
100 m²
Tenure
Lease 22yr
Yield Curve Status

Grade C+ investment — short-term rental yields 10.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$28K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.7%
$1,356/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
9.4 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$141/night
50% ($71)Brixfox estimate($141/night)200% ($282)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$16,272
Airbnb data$141/night · 46% occupancy
Rental income
$141/night · 46% occ.
$23,626
Running costs (20%)
Utilities, cleaning, maintenance
-$4,725
Income tax (10%)
Indonesian rental income tax
-$2,363
Property tax
Annual property tax
-$266
Net income
10.7% ROI
$16,272

Long-Term Rental

Yearly income
$6,291
9 comps
Rental income
$945/mo
$9,069
Agency fee (10%)
Finder's fee per tenant
-$907
Vacancy (~8%)
1.5mo gap per tenancy
-$698
Income tax (10%)
Indonesian rental income tax
-$907
Property tax
Annual property tax
-$266
Net income
4.1% ROI
$6,291

Short-term rental earns 2.6x more but requires active management.

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$152,174
BPHTB (freehold transfer tax)$7,609
Notary & registration$1,800
Legal / due diligence$1,522
Total acquisition costs$10,931
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,250
($0–$2,500)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$192,855

Gross yield (asking)

15.5%

True gross yield (all-in)

12.3%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$571K$429K$286K$143K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $152KPeak 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 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
$124K
-18%
17 years remaining
Rental Income
+$86K
Total Position
$211K
+38%
6.7%/yr
Year 10
Capital Value
$76K
-50%
12 years remaining
Rental Income
+$187K
Total Position
$262K
+72%
5.6%/yr
Year 15
Capital Value
$32K
-79%
7 years remaining
Rental Income
+$303K
Total Position
$335K
+120%
5.4%/yr
Year 20
Capital Value
$7K
-96%
2 years remaining
Rental Income
+$437K
Total Position
$444K
+192%
5.5%/yr

Location

Bali

Gianyar, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.7% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Good
$141 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 10.7% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — 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

30% occ.
6.9%
$879/mo
40% occ.
9.3%
$1,179/mo
46% occ.
10.7%
$1,356/mo
current
56% occ.
13.1%
$1,656/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.