Charming 1-Bedroom Villa for Sale Leasehold in Bali Sanur - RF9448E

Charming 1-Bedroom Villa for Sale Leasehold in Bali Sanur - RF9448E

Sanur, Bali

$129k

Price

5.7%

ROI

1

Bedrooms

36%

Occupancy

1 Bathrooms
Ownership: Leasehold
Est. Revenue: $11k/yr
Avg Nightly Rate: $83

Investment Analysis

A beautifully designed one-bedroom villa in Sanur, this modern residence offers a perfect balance of privacy, comfort, and contemporary style. The villa feature...

1-bedroom leasehold villa in Sanur — photo 1 of 5
Bali Home Immo
1-bedroom leasehold villa in Sanur — photo 2 of 5
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1-bedroom leasehold villa in Sanur — photo 5 of 5

Charming 1-Bedroom Villa for Sale Leasehold in Bali Sanur - RF9448E

Sanur · Sanur · Ref BF-134250 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$129,396
View original listing
Ownership
Leasehold
Bedrooms
1
Bathrooms
1
True net yield
2.6%
≈ $619/mo net after costs & tax
5-yr total return (net + appreciation)
6.3% / yr avg
Payback in ~17 yrs from rent
Brixfox Score 50 · C+
29 yrs left on lease
Modelled from Airbnb listings we track across Sanur — 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

Sanur

Sanur, 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)
$83/night
50% ($42)Brixfox estimate($83/night)200% ($167)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$7,432
Airbnb data$83/night · 36% occupancy
Rental income
$83/night · 36% occ.
$10,940
Running costs (20%)
Utilities, cleaning, maintenance
-$2,188
Income tax (10%)
Indonesian rental income tax
-$1,094
Property tax
Annual property tax
-$226
Net income
5.7% ROI
$7,432

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$129,396
Lease transfer & notarial admin (~1%)$1,294
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$4,594
Furnishing & STR launch
1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$18,100
All-in investment$152,090

Gross yield (asking)

8.5%

True gross yield (all-in)

7.2%

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

Leasehold with 29 years remaining.

$386K$290K$193K$97K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $129KPeak Capital Value: Yr 4 ($134K)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 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
$133K
+3%
24 years remaining
Rental Income
+$39K
Total Position
$173K
+33%
5.9%/yr
Year 10
Capital Value
$122K
-5%
19 years remaining
Rental Income
+$85K
Total Position
$208K
+60%
4.8%/yr
Year 15
Capital Value
$82K
-36%
14 years remaining
Rental Income
+$138K
Total Position
$221K
+70%
3.6%/yr
Year 20
Capital Value
$41K
-69%
9 years remaining
Rental Income
+$200K
Total Position
$240K
+86%
3.1%/yr

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
5.7% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Average
$83 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
29 years remaining on lease

Top Highlights

29+ year lease — strong tenure runway

Watch Out

Occupancy at 36% — factor in seasonal gaps
ADR of $83 limits revenue ceiling — consider repositioning potential

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.8%
$514/mo
40% occ.
6.4%
$692/mo
36% occ.
5.7%
$619/mo
current
46% occ.
7.4%
$797/mo

Lease Timeline

29 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.