OFFPLAN STUDIO 1/2 BEDROOM APARTMENT FOR SALE LEASEHOLD IN CEMAGI BE-1837

OFFPLAN STUDIO 1/2 BEDROOM APARTMENT FOR SALE LEASEHOLD IN CEMAGI BE-1837

Bali, Bali

$89k

Price

16.6%

ROI

1

Bedrooms

74%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 33 m²
Build: 26 m²
Est. Revenue: $23k/yr
Avg Nightly Rate: $84

Investment Analysis

Nestled in the serene area of Cemagi, just a short walk from the serene Cemagi Beach with volcanic sand, and 17 minutes away from the active and eccentric Canggu.This one-bedroom studio apartment features an ensuite bathroom, with high ceilings and towering windows that flood the space with natural light, creating a sense of both spaciousness and coziness. Your mornings begin with coffee in the fully equipped kitchen, surrounded by modern furnishings that make every moment feel like a luxurious escape. Enjoy breathtaking panoramic views from the rooftop restaurant and bar, where you can sip cocktails by the pool as the sun sets over the horizon. Stay active in the state-of-the-art modern gym, then retreat to the comfort of secure underground parking. Whether you’re seeking a peaceful escape or a smart investment, this is more than just a home. It’s a sanctuary, where every moment is filled with pleasure and comfort.

Bali Exception
Bali / Cemagi
Commercial Zone

OFFPLAN STUDIO 1/2 BEDROOM APARTMENT FOR SALE LEASEHOLD IN CEMAGI BE-1837

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
26 m²
Land Plot
33 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B+ investment — short-term rental yields 17.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+18.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$1K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
17.7%
$1,313/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$84/night
50% ($42)Brixfox estimate($84/night)200% ($168)
Occupancy
74%
10%Brixfox estimate(74%)100%

Short-Term Rental

Yearly income
$15,751
Airbnb data$84/night · 74% occupancy
Rental income
$84/night · 74% occ.
$22,724
Running costs (20%)
Utilities, cleaning, maintenance
-$4,545
Income tax (10%)
Indonesian rental income tax
-$2,272
Property tax
Annual property tax
-$156
Net income
17.7% ROI
$15,751

Long-Term Rental

Yearly income
$8,877
46 comps
Rental income
$1,301/mo
$12,492
Agency fee (10%)
Finder's fee per tenant
-$1,249
Vacancy (~8%)
1.5mo gap per tenancy
-$961
Income tax (10%)
Indonesian rental income tax
-$1,249
Property tax
Annual property tax
-$156
Net income
10.0% ROI
$8,877

Short-term rental earns 1.8x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$778K$583K$389K$194K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $89KPeak Capital Value: Yr 3 ($91K)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 6: 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
$90K
+1%
23 years remaining
Rental Income
+$84K
Total Position
$174K
+95%
14.3%/yr
Year 10
Capital Value
$78K
-12%
18 years remaining
Rental Income
+$181K
Total Position
$259K
+191%
11.3%/yr
Year 15
Capital Value
$51K
-43%
13 years remaining
Rental Income
+$293K
Total Position
$344K
+286%
9.4%/yr
Year 20
Capital Value
$23K
-74%
8 years remaining
Rental Income
+$423K
Total Position
$447K
+402%
8.4%/yr

Location

Bali

Cemagi, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
17.7% annual return
Occupancy
Good
74% average occupancy
Nightly Rate
Average
$84 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
33 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 17.7% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $84 limits revenue ceiling — consider repositioning 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

54% occ.
12.9%
$955/mo
64% occ.
15.3%
$1,134/mo
74% occ.
17.7%
$1,313/mo
current
84% occ.
20.1%
$1,491/mo

Lease Timeline

28 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.