LUXURIOUS RICE FIELD 5 BEDROOM VILLA IN KEDUNGU FOR SALE LEASEHOLD BE-586

LUXURIOUS RICE FIELD 5 BEDROOM VILLA IN KEDUNGU FOR SALE LEASEHOLD BE-586

Bali, Bali

$825k

Price

6.7%

ROI

5

Bedrooms

77%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 1650 m²
Build: 666 m²
Est. Revenue: $84k/yr
Avg Nightly Rate: $301

Investment Analysis

Nestled in the middle of a rice field near the up-and-coming Kedungu beach. The location is ideal if you want to enjoy the nature, and the quiet of Bali! This property offers you an incredible view of the rice fields, thanks to its many windows and openings. Built on a 1650 sqm land, this 666 sqm beach villa has been thought in every detail for a private getaway with family or friends. Quality materials have been used with organic and rustic elements. The outdoor space includes a large garden, a beautiful pool and places to enjoy the sunsets and the magnificent view. Large openings welcome you into a bright and spacious living room. In the center of the living and dining room is a small pond, which immerses you in a natural world. The kitchen is open to the living space to share family moments. This property has 5 spacious bedrooms with their own bathrooms. Each of the rooms has a breathtaking view of the garden and the surrounding greenery. The property is fully furnished, decorated and equipped. Villa to live in with your family or as a profitable investment, thanks to its location, its surroundings and its unique style.

Bali Exception
Bali / Kedungu
Long Lease

LUXURIOUS RICE FIELD 5 BEDROOM VILLA IN KEDUNGU FOR SALE LEASEHOLD BE-586

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
666 m²
Land Plot
1650 m²
Tenure
Lease 36yr
Yield Curve Status

Grade B+ investment — long-term rental yields 8.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$131K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.0%
$4,797/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.3 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$301/night
50% ($151)Brixfox estimate($301/night)200% ($603)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Yearly income
$57,565
Airbnb data$301/night · 77% occupancy
Rental income
$301/night · 77% occ.
$84,298
Running costs (20%)
Utilities, cleaning, maintenance
-$16,860
Income tax (10%)
Indonesian rental income tax
-$8,430
Property tax
Annual property tax
-$1,444
Net income
7.0% ROI
$57,565

Long-Term Rental

Yearly income
$70,188
10 comps
Rental income
$10,319/mo
$99,065
Agency fee (10%)
Finder's fee per tenant
-$9,907
Vacancy (~8%)
1.5mo gap per tenancy
-$7,620
Income tax (10%)
Indonesian rental income tax
-$9,907
Property tax
Annual property tax
-$1,444
Net income
8.5% ROI
$70,188

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 36 years remaining.

$4.2M$3.1M$2.1M$1.0M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $825KPeak Capital Value: Yr 11 ($1.0M)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
$956K
+16%
31 years remaining
Rental Income
+$306K
Total Position
$1.3M
+53%
8.9%/yr
Year 10
Capital Value
$1.0M
+24%
26 years remaining
Rental Income
+$660K
Total Position
$1.7M
+104%
7.4%/yr
Year 15
Capital Value
$1.0M
+22%
21 years remaining
Rental Income
+$1.1M
Total Position
$2.1M
+151%
6.3%/yr
Year 20
Capital Value
$760K
-8%
16 years remaining
Rental Income
+$1.5M
Total Position
$2.3M
+180%
5.3%/yr

Location

Bali

Kedungu, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.0% annual return
Occupancy
Strong
77% average occupancy
Nightly Rate
Strong
$301 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1650 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
36 years remaining on lease

Top Highlights

Strong occupancy at 77% — consistent booking demand
Premium nightly rate of $301 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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.
5.1%
$3,514/mo
67% occ.
6.0%
$4,155/mo
77% occ.
7.0%
$4,797/mo
current
87% occ.
7.9%
$5,439/mo

Lease Timeline

36 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.