BRAND NEW 3/4 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANYI BE-1187

BRAND NEW 3/4 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANYI BE-1187

Bali, Bali

$695k

Price

3.3%

ROI

3

Bedrooms

53%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 425 m²
Build: 356 m²
Est. Revenue: $54k/yr
Avg Nightly Rate: $275

Investment Analysis

This stunning villa in Nyanyi is located in one of the most serene and tranquil areas, perfect for those seeking a peaceful retreat. Just a short 750-meter stroll from Nyanyi Beach, you can enjoy the best of both worlds: calm surroundings and close proximity to the beach. It is also only a 6-minute motorbike ride to the Pererenan area. The villa boasts a modern design and comes with options for either 3 or 4 spacious bedrooms and 2 elegant bathrooms. Fully furnished, it offers a land size ranging from 425 to 964 square meters and a build size of 356 square meters, providing ample space and comfort. One of the villa’s standout features is its luxurious swimming pool, ideal for relaxing and entertaining. Don’t miss out on the chance to own this exquisite villa in Nyanyi – a perfect blend of peace and luxury.

Bali Exception
Bali / Nyanyi

BRAND NEW 3/4 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANYI BE-1187

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
356 m²
Land Plot
425 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C+ investment — long-term rental yields 7.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+6.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$30K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$3,024/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
25 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$275/night
50% ($138)Brixfox estimate($275/night)200% ($550)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$36,292
Airbnb data$275/night · 53% occupancy
Rental income
$275/night · 53% occ.
$53,584
Running costs (20%)
Utilities, cleaning, maintenance
-$10,717
Income tax (10%)
Indonesian rental income tax
-$5,358
Property tax
Annual property tax
-$1,216
Net income
5.2% ROI
$36,292

Long-Term Rental

Yearly income
$50,736
37 comps
Rental income
$7,484/mo
$71,849
Agency fee (10%)
Finder's fee per tenant
-$7,185
Vacancy (~8%)
1.5mo gap per tenancy
-$5,527
Income tax (10%)
Indonesian rental income tax
-$7,185
Property tax
Annual property tax
-$1,216
Net income
7.3% ROI
$50,736

Long-term rental earns more with lower risk and less effort.

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$695,000
BPHTB (freehold transfer tax)$34,750
Notary & registration$1,800
Legal / due diligence$6,950
Total acquisition costs$43,500
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$8,900
($0–$17,800)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$790,300

Gross yield (asking)

7.7%

True gross yield (all-in)

6.8%

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 30 years remaining.

$2.0M$1.5M$993K$496K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $695KPeak Capital Value: Yr 5 ($725K)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 16: 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 5Peak
Capital Value
$725K
+4%
25 years remaining
Rental Income
+$193K
Total Position
$918K
+32%
5.7%/yr
Year 10
Capital Value
$701K
+1%
20 years remaining
Rental Income
+$416K
Total Position
$1.1M
+61%
4.9%/yr
Year 15
Capital Value
$487K
-30%
15 years remaining
Rental Income
+$675K
Total Position
$1.2M
+67%
3.5%/yr
Year 20
Capital Value
$251K
-64%
10 years remaining
Rental Income
+$975K
Total Position
$1.2M
+76%
2.9%/yr

Location

Bali

Nyanyi, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$275 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
425 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Premium nightly rate of $275 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
30+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — factor in seasonal gaps

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

33% occ.
3.2%
$1,853/mo
43% occ.
4.2%
$2,439/mo
53% occ.
5.2%
$3,024/mo
current
63% occ.
6.2%
$3,610/mo

Lease Timeline

30 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.