OFFPLAN 2-3 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-2444

OFFPLAN 2-3 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-2444

Bali, Bali

$299k

Price

12.6%

ROI

2

Bedrooms

54%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 177 m²
Build: 137 m²
Est. Revenue: $59k/yr
Avg Nightly Rate: $299

Investment Analysis

Ideally located in Uluwatu, just off Labuan Sait Road, these villas are surrounded by vibrant cafés, restaurants, and shops. You’ll also be within close proximity to Bingin Beach and Padang Padang Beach, two of Bali’s most popular surf destinations.

Bali Exception
Bali / Bingin - Uluwatu
Commercial Zone

OFFPLAN 2-3 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-2444

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
137 m²
Land Plot
177 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B+ investment — short-term rental yields 13.7% 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
+13.3%
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 (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.7%
$3,409/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$299/night
50% ($150)Brixfox estimate($299/night)200% ($599)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$40,903
Airbnb data$299/night · 54% occupancy
Rental income
$299/night · 54% occ.
$59,181
Running costs (20%)
Utilities, cleaning, maintenance
-$11,836
Income tax (10%)
Indonesian rental income tax
-$5,918
Property tax
Annual property tax
-$523
Net income
13.7% ROI
$40,903

Long-Term Rental

Yearly income
$31,161
7 comps
Rental income
$4,564/mo
$43,819
Agency fee (10%)
Finder's fee per tenant
-$4,382
Vacancy (~8%)
1.5mo gap per tenancy
-$3,371
Income tax (10%)
Indonesian rental income tax
-$4,382
Property tax
Annual property tax
-$523
Net income
10.4% ROI
$31,161

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$1.8M$1.4M$907K$453K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $299KPeak Capital Value: Yr 1 ($301K)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 7: 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
$294K
-2%
21 years remaining
Rental Income
+$217K
Total Position
$511K
+71%
11.3%/yr
Year 10
Capital Value
$223K
-26%
16 years remaining
Rental Income
+$469K
Total Position
$692K
+131%
8.7%/yr
Year 15
Capital Value
$127K
-58%
11 years remaining
Rental Income
+$761K
Total Position
$887K
+197%
7.5%/yr
Year 20
Capital Value
$47K
-84%
6 years remaining
Rental Income
+$1.1M
Total Position
$1.1M
+283%
6.9%/yr

Location

Bali

Bingin - Uluwatu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
13.7% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$299 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
177 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
26 years remaining on lease

Top Highlights

Prime location in Bingin - Uluwatu — high tourist traffic
High rental yield at 13.7% — outperforms most Bali villas
Premium nightly rate of $299 — positioned in the top tier

Watch Out

Occupancy at 54% — factor in seasonal gaps
Compact plot at 177 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

34% occ.
8.6%
$2,134/mo
44% occ.
11.1%
$2,771/mo
54% occ.
13.7%
$3,409/mo
current
64% occ.
16.2%
$4,046/mo

Lease Timeline

26 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.