OFFPLAN 200M FROM THE BEACH WITH OCEAN VIEW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BE-1318

OFFPLAN 200M FROM THE BEACH WITH OCEAN VIEW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BE-1318

Bali, Bali

$239k

Price

7.2%

ROI

2

Bedrooms

44%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 145 m²
Build: 110 m²
Est. Revenue: $24k/yr
Avg Nightly Rate: $148

Investment Analysis

Located in a serene area, just 2 minutes walk from both Cemagi Beach and Mengening Beach, this 2-level villa offers a peaceful retreat while being close to the stunning coastline.With 2 bedrooms and 3 bathrooms, the villa features an open living room with high ceilings and large windows, allowing natural light to flow throughout. The spacious layout provides the perfect canvas for you to make it your own, blending style and comfort.Step outside to a beautiful garden, complete with a refreshing pool and a cozy lounge area, ideal for relaxing or hosting guests. Whether you’re looking for a family home or a smart investment, this villa offers endless possibilities.

Bali Exception
Bali / Cemagi

OFFPLAN 200M FROM THE BEACH WITH OCEAN VIEW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BE-1318

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
110 m²
Land Plot
145 m²
Tenure
Lease 26yr
Yield Curve Status

Grade C+ investment — long-term rental yields 9.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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
+6.4%
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 (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$1,342/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.8 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$148/night
50% ($74)Brixfox estimate($148/night)200% ($297)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$16,098
Airbnb data$148/night · 44% occupancy
Rental income
$148/night · 44% occ.
$23,595
Running costs (20%)
Utilities, cleaning, maintenance
-$4,719
Income tax (10%)
Indonesian rental income tax
-$2,360
Property tax
Annual property tax
-$418
Net income
6.7% ROI
$16,098

Long-Term Rental

Yearly income
$23,687
37 comps
Rental income
$3,473/mo
$33,337
Agency fee (10%)
Finder's fee per tenant
-$3,334
Vacancy (~8%)
1.5mo gap per tenancy
-$2,564
Income tax (10%)
Indonesian rental income tax
-$3,334
Property tax
Annual property tax
-$418
Net income
9.9% ROI
$23,687

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$714K$535K$357K$178K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $239KPeak Capital Value: Yr 1 ($241K)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 13: 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
$235K
-2%
21 years remaining
Rental Income
+$85K
Total Position
$320K
+34%
6.0%/yr
Year 10
Capital Value
$178K
-26%
16 years remaining
Rental Income
+$185K
Total Position
$363K
+52%
4.3%/yr
Year 15
Capital Value
$101K
-58%
11 years remaining
Rental Income
+$299K
Total Position
$401K
+68%
3.5%/yr
Year 20
Capital Value
$38K
-84%
6 years remaining
Rental Income
+$433K
Total Position
$470K
+97%
3.4%/yr

Location

Bali

Cemagi, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.7% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$148 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
145 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
26+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — 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

30% occ.
4.6%
$912/mo
40% occ.
6.2%
$1,228/mo
44% occ.
6.7%
$1,342/mo
current
54% occ.
8.3%
$1,657/mo

Lease Timeline

26 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.