READY NOW 1 BEDROOM VILLA AND TOWNHOUSES FOR SALE LEASEHOLD IN MENGWI BE-1864

READY NOW 1 BEDROOM VILLA AND TOWNHOUSES FOR SALE LEASEHOLD IN MENGWI BE-1864

Bali, Bali

$125k

Price

6.3%

ROI

1

Bedrooms

58%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 60 m²
Build: 75 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $87

Investment Analysis

Located in Mengwi, a peaceful, green, and rapidly growing area with new shops, cafes, and restaurants, this property is just 15 minutes from the vibrant Canggu Beach and its trendy hotspots.This minimalist villa showcases a woody interior style and features a kitchen along with a comfortable living area with large windows that allow plenty of natural sunlight to fill the space. It includes a luxurious one-bedroom suite. This villa comes with the option to be fully furnished or unfurnished. This property offers a private pool, garden, and spacious sunbathing area, blending elegance and relaxation for the perfect retreat.

Bali Exception
Bali / Mengwi

READY NOW 1 BEDROOM VILLA AND TOWNHOUSES FOR SALE LEASEHOLD IN MENGWI BE-1864

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
75 m²
Land Plot
60 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B investment — short-term rental yields 10.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$131 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.1%
$1,055/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$87/night
50% ($44)Brixfox estimate($87/night)200% ($174)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$12,655
Airbnb data$87/night · 58% occupancy
Rental income
$87/night · 58% occ.
$18,391
Running costs (20%)
Utilities, cleaning, maintenance
-$3,678
Income tax (10%)
Indonesian rental income tax
-$1,839
Property tax
Annual property tax
-$219
Net income
10.1% ROI
$12,655

Long-Term Rental

Yearly income
$9,323
50 comps
Rental income
$1,375/mo
$13,196
Agency fee (10%)
Finder's fee per tenant
-$1,320
Vacancy (~8%)
1.5mo gap per tenancy
-$1,015
Income tax (10%)
Indonesian rental income tax
-$1,320
Property tax
Annual property tax
-$219
Net income
7.5% ROI
$9,323

Short-term rental earns 1.4x 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$125,000
BPHTB (freehold transfer tax)$6,250
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$9,550
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,875
($0–$3,750)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$164,925

Gross yield (asking)

14.7%

True gross yield (all-in)

11.2%

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 27 years remaining.

$592K$444K$296K$148K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $125KPeak Capital Value: Yr 2 ($127K)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 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
$125K
-0%
22 years remaining
Rental Income
+$67K
Total Position
$192K
+54%
9.0%/yr
Year 10
Capital Value
$102K
-19%
17 years remaining
Rental Income
+$145K
Total Position
$247K
+98%
7.0%/yr
Year 15
Capital Value
$62K
-50%
12 years remaining
Rental Income
+$235K
Total Position
$298K
+138%
6.0%/yr
Year 20
Capital Value
$26K
-79%
7 years remaining
Rental Income
+$340K
Total Position
$366K
+193%
5.5%/yr

Location

Bali

Mengwi, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.1% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Average
$87 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
60 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 10.1% — outperforms most villas in this market
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
27+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 58% — 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

38% occ.
6.6%
$684/mo
48% occ.
8.3%
$869/mo
58% occ.
10.1%
$1,055/mo
current
68% occ.
11.9%
$1,240/mo

Lease Timeline

27 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.