Beautiful 2-Bedroom Villa for Sale and Rental in Petitenget - RF4205

Beautiful 2-Bedroom Villa for Sale and Rental in Petitenget - RF4205

Kerobokan, Bali

$338k

Price

3.5%

ROI

2

Bedrooms

33%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 300 m²
Build: 270 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $148

Investment Analysis

This fully furnished three-bedroom villa for sale in Petitenget offers a perfect combination of modern comfort and a prime location in one of Bali’s most...

2-bedroom leasehold villa in Kerobokan — photo 1 of 5
Bali Home Immo
2-bedroom leasehold villa in Kerobokan — photo 2 of 5
2-bedroom leasehold villa in Kerobokan — photo 3 of 5
2-bedroom leasehold villa in Kerobokan — photo 4 of 5
2-bedroom leasehold villa in Kerobokan — photo 5 of 5

Beautiful 2-Bedroom Villa for Sale and Rental in Petitenget - RF4205

Kerobokan · Kerobokan · Ref BF-131768 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$338,250
View original listing
Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
270 m²
Land
300 m²
True net yield
1.3%
≈ $993/mo net after costs & tax
5-yr total return (net + appreciation)
0.9% / yr avg
Payback in ~28 yrs from rent
Brixfox Score 41 · C
23 yrs left on lease
Modelled from Airbnb listings we track across Kerobokan — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Kerobokan

Kerobokan, Pin from agency listing

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Airbnb Comp Analysis

Finding Airbnb comps...

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$148/night
50% ($74)Brixfox estimate($148/night)200% ($296)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Yearly income
$11,913
Airbnb data$148/night · 33% occupancy
Rental income
$148/night · 33% occ.
$17,864
Running costs (20%)
Utilities, cleaning, maintenance
-$3,573
Income tax (10%)
Indonesian rental income tax
-$1,786
Property tax
Annual property tax
-$592
Net income
3.5% ROI
$11,913

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$338,250
Lease transfer & notarial admin (~1%)$3,383
Notary & registration$1,800
Legal / due diligence$3,383
Total acquisition costs$8,566
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,750
($0–$13,500)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$389,266

Gross yield (asking)

5.3%

True gross yield (all-in)

4.6%

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 23 years remaining.

$445K$333K$222K$111K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $338KPeak Capital Value: NowPaid back
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 21: 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
-13%
18 years remaining
Rental Income
+$63K
Total Position
$357K
+6%
1.1%/yr
Year 10
Capital Value
$189K
-44%
13 years remaining
Rental Income
+$137K
Total Position
$326K
-4%
-0.4%/yr
Year 15
Capital Value
$88K
-74%
8 years remaining
Rental Income
+$222K
Total Position
$309K
-9%
-0.6%/yr
Year 20
Capital Value
$22K
-94%
3 years remaining
Rental Income
+$320K
Total Position
$342K
+1%
0.1%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.5% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Good
$148 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.5% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.2%
$895/mo
40% occ.
4.3%
$1,210/mo
33% occ.
3.5%
$993/mo
current
43% occ.
4.6%
$1,308/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.