Brand New 3 Bedroom Villa with Ricefield View for Sale in Bali Kerobokan - AL200

Brand New 3 Bedroom Villa with Ricefield View for Sale in Bali Kerobokan - AL200

Kerobokan, Bali

$486k

Price

4.1%

ROI

3

Bedrooms

31%

Occupancy

4 Bathrooms
Ownership: Freehold
Land: 169 m²
Build: 207 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $263

Investment Analysis

Located in the residential area of Kerobokan, this modern villa offers a blend of contemporary design and natural beauty. Built in 2024, the property spans 1.18...

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Bali Home Immo
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Brand New 3 Bedroom Villa with Ricefield View for Sale in Bali Kerobokan - AL200

Kerobokan · Kerobokan · Ref BF-131850 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Freehold
$485,543
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
207 m²
Land
169 m²
True net yield
1.6%
≈ $1,656/mo net after costs & tax
5-yr total return (net + appreciation)
9.6% / yr avg
Payback in ~24 yrs from rent
Brixfox Score 61 · B
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)
$263/night
50% ($131)Brixfox estimate($263/night)200% ($525)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$19,872
Airbnb data$263/night · 31% occupancy
Rental income
$263/night · 31% occ.
$29,603
Running costs (20%)
Utilities, cleaning, maintenance
-$5,921
Income tax (10%)
Indonesian rental income tax
-$2,960
Property tax
Annual property tax
-$850
Net income
4.1% ROI
$19,872

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$485,543
BPHTB (freehold transfer tax)$24,277
Notary & registration$1,800
Legal / due diligence$4,855
Total acquisition costs$30,932
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,175
($0–$10,350)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$564,550

Gross yield (asking)

6.1%

True gross yield (all-in)

5.2%

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

Freehold — 5%/yr appreciation in Kerobokan.

$3.5M$2.6M$1.8M$875K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $486K
Capital appreciation
Property value growing at +5%/yr based on Kerobokan market trends.
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 19: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$620K
+28%
Rental Income
+$106K
Total Position
$725K
+49%
8.4%/yr
Year 10
Capital Value
$791K
+63%
Rental Income
+$228K
Total Position
$1.0M
+110%
7.7%/yr
Year 20
Capital Value
$1.3M
+165%
Rental Income
+$534K
Total Position
$1.8M
+275%
6.8%/yr
Year 30
Capital Value
$2.1M
+332%
Rental Income
+$945K
Total Position
$3.0M
+527%
6.3%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.1% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Strong
$263 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
169 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $263 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.1% 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.
4.0%
$1,606/mo
current
40% occ.
5.4%
$2,166/mo
31% occ.
4.1%
$1,656/mo
current
41% occ.
5.5%
$2,215/mo

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.