OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN GIANYAR BE-2637

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN GIANYAR BE-2637

Bali, Bali

$247k

Price

11.3%

ROI

2

Bedrooms

77%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 128 m²
Build: 139 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $148

Investment Analysis

Located in the tranquil and scenic area of Gianyar, this villa offering convenient access to local amenities, restaurants, and main roads connecting to Ubud and other key areas of Bali.

Bali Exception
Bali / Gianyar

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN GIANYAR BE-2637

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
139 m²
Land Plot
128 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — short-term rental yields 11.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score39
GradeC
Brixfox Intelligence
39CModerate
Score Breakdown
ROI & Yield43%
Capital Growth41%
Risk Profile42%
Market Demand39%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$4K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.6%
$2,383/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.6 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$148/night
50% ($74)Brixfox estimate($148/night)200% ($296)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Yearly income
$28,601
Airbnb data$148/night · 77% occupancy
Rental income
$148/night · 77% occ.
$41,476
Running costs (20%)
Utilities, cleaning, maintenance
-$8,295
Income tax (10%)
Indonesian rental income tax
-$4,148
Property tax
Annual property tax
-$432
Net income
11.6% ROI
$28,601

Long-Term Rental

Yearly income
$17,603
14 comps
Rental income
$2,598/mo
$24,942
Agency fee (10%)
Finder's fee per tenant
-$2,494
Vacancy (~8%)
1.5mo gap per tenancy
-$1,919
Income tax (10%)
Indonesian rental income tax
-$2,494
Property tax
Annual property tax
-$432
Net income
7.1% ROI
$17,603

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$1.4M$1.1M$706K$353K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $247KPeak Capital Value: Yr 3 ($253K)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 8: 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
$250K
+1%
23 years remaining
Rental Income
+$152K
Total Position
$402K
+63%
10.3%/yr
Year 10
Capital Value
$218K
-12%
18 years remaining
Rental Income
+$328K
Total Position
$546K
+121%
8.3%/yr
Year 15
Capital Value
$140K
-43%
13 years remaining
Rental Income
+$532K
Total Position
$672K
+172%
6.9%/yr
Year 20
Capital Value
$65K
-74%
8 years remaining
Rental Income
+$769K
Total Position
$834K
+238%
6.3%/yr

Location

Bali

Gianyar, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.6% annual return
Occupancy
Strong
77% average occupancy
Nightly Rate
Good
$148 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
128 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 11.6% — outperforms most Bali villas
Strong occupancy at 77% — consistent booking demand
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 128 m² — limited expansion 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

57% occ.
8.5%
$1,753/mo
67% occ.
10.1%
$2,068/mo
77% occ.
11.6%
$2,383/mo
current
87% occ.
13.1%
$2,699/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.