Brand New 2 Bedroom Villa for Sale Leasehold in Bali Batu Belig - RF8196

Brand New 2 Bedroom Villa for Sale Leasehold in Bali Batu Belig - RF8196

Kerobokan, Bali

$184k

Price

5.7%

ROI

2

Bedrooms

33%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 80 m²
Build: 110 m²
Est. Revenue: $15k/yr
Avg Nightly Rate: $129

Investment Analysis

5 units available: 1 unit ready + 4 units off-plan | Estimated completion in July 2026 Unit 1 at 2.990.000.000 IDR Unit 2, 3 and 4 at 2,89...

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

Brand New 2 Bedroom Villa for Sale Leasehold in Bali Batu Belig - RF8196

Kerobokan · Kerobokan · Ref BF-133755 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$183,885
View original listing
Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
110 m²
Land
80 m²
True net yield
2.4%
≈ $866/mo net after costs & tax
5-yr total return (net + appreciation)
5.0% / yr avg
Payback in ~18 yrs from rent
Brixfox Score 44 · C
25 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)
$129/night
50% ($64)Brixfox estimate($129/night)200% ($257)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Yearly income
$10,391
Airbnb data$129/night · 33% occupancy
Rental income
$129/night · 33% occ.
$15,304
Running costs (20%)
Utilities, cleaning, maintenance
-$3,061
Income tax (10%)
Indonesian rental income tax
-$1,530
Property tax
Annual property tax
-$322
Net income
5.7% ROI
$10,391

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$183,885
Lease transfer & notarial admin (~1%)$1,839
Notary & registration$1,800
Legal / due diligence$1,839
Total acquisition costs$5,478
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$19,250
($11,000–$27,500)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$230,913

Gross yield (asking)

8.3%

True gross yield (all-in)

6.6%

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 25 years remaining.

$436K$327K$218K$109K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $184KPeak 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 15: 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
$178K
-3%
20 years remaining
Rental Income
+$55K
Total Position
$233K
+27%
4.8%/yr
Year 10
Capital Value
$124K
-33%
15 years remaining
Rental Income
+$119K
Total Position
$243K
+32%
2.8%/yr
Year 15
Capital Value
$64K
-65%
10 years remaining
Rental Income
+$193K
Total Position
$257K
+40%
2.3%/yr
Year 20
Capital Value
$18K
-90%
5 years remaining
Rental Income
+$279K
Total Position
$298K
+62%
2.4%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.7% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Good
$129 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
80 m² land area
Zoning
Weak
Touristic (per agency) — verify in RTRW
Tenure
Good
25 years remaining on lease

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 33% — 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.
5.2%
$794/mo
40% occ.
7.0%
$1,068/mo
33% occ.
5.7%
$866/mo
current
43% occ.
7.4%
$1,140/mo

Lease Timeline

25 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.