NEAR FROM THE BEACH 2 BEDROOM VILLA FOR SALE LEASEHOLD IN KEDUNGU BALI BE-1149

NEAR FROM THE BEACH 2 BEDROOM VILLA FOR SALE LEASEHOLD IN KEDUNGU BALI BE-1149

Bali, Bali

$199k

Price

4.9%

ROI

2

Bedrooms

52%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 261 m²
Build: 121 m²
Est. Revenue: $26k/yr
Avg Nightly Rate: $140

Investment Analysis

Discover the enchanting Kedungu area with this exceptional two-bedroom off-plan villa, a hidden gem just a 10-minute scooter ride from the beach. Perfect for surf enthusiasts and nature lovers alike, this location offers peaceful rice fields, minimal traffic, and the opportunity to unwind amidst Bali's natural beauty, all while remaining close to Canggu's main attractions.

Bali Exception
Bali / Kedungu

NEAR FROM THE BEACH 2 BEDROOM VILLA FOR SALE LEASEHOLD IN KEDUNGU BALI BE-1149

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
121 m²
Land Plot
261 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — short-term rental yields 9.1% 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
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$16K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.1%
$1,516/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$140/night
50% ($70)Brixfox estimate($140/night)200% ($280)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$18,188
Airbnb data$140/night · 52% occupancy
Rental income
$140/night · 52% occ.
$26,481
Running costs (20%)
Utilities, cleaning, maintenance
-$5,296
Income tax (10%)
Indonesian rental income tax
-$2,648
Property tax
Annual property tax
-$348
Net income
9.1% ROI
$18,188

Long-Term Rental

Yearly income
$13,583
19 comps
Rental income
$2,007/mo
$19,266
Agency fee (10%)
Finder's fee per tenant
-$1,927
Vacancy (~8%)
1.5mo gap per tenancy
-$1,482
Income tax (10%)
Indonesian rental income tax
-$1,927
Property tax
Annual property tax
-$348
Net income
6.8% ROI
$13,583

Short-term rental earns 1.3x 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$199,000
BPHTB (freehold transfer tax)$9,950
Notary & registration$1,800
Legal / due diligence$1,990
Total acquisition costs$13,740
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,025
($0–$6,050)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$251,465

Gross yield (asking)

13.3%

True gross yield (all-in)

10.5%

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 24 years remaining.

$720K$540K$360K$180K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $199KPeak 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 10: 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
$183K
-8%
19 years remaining
Rental Income
+$97K
Total Position
$280K
+40%
7.0%/yr
Year 10
Capital Value
$123K
-38%
14 years remaining
Rental Income
+$209K
Total Position
$331K
+67%
5.2%/yr
Year 15
Capital Value
$61K
-70%
9 years remaining
Rental Income
+$338K
Total Position
$399K
+100%
4.7%/yr
Year 20
Capital Value
$17K
-92%
4 years remaining
Rental Income
+$489K
Total Position
$505K
+154%
4.8%/yr

Location

Bali

Kedungu, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.1% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$140 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
261 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 9.1% — outperforms most villas in this market
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — 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

32% occ.
5.5%
$919/mo
42% occ.
7.3%
$1,217/mo
52% occ.
9.1%
$1,516/mo
current
62% occ.
10.9%
$1,814/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.