Bali Exception
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Bali Exception
Bali / Balangan
6 BEDROOM VILLA FOR SALE IN BALANGAN NEAR BEACH BE-659
Inventory
6 Beds
Bathrooms
6 Baths
Built Area
2000 m²
Land Plot
8600 m²
Tenure
Freehold
Yield Curve Status
Grade B investment — long-term rental yields 30.0% net return annually.
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The Investment
Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%
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.
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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$524K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$5,989/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
33.7 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$562/night
50% ($281)Brixfox estimate($562/night)200% ($1123)
Occupancy
53%
10%Brixfox estimate(53%)100%
Short-Term Rental
Yearly income
$71,871
Airbnb data$562/night · 53% occupancy
Rental income
$562/night · 53% occ.
$108,724
Running costs (20%)
Utilities, cleaning, maintenance
-$21,745
Income tax (10%)
Indonesian rental income tax
-$10,872
Property tax
Annual property tax
-$4,235
Net income
3.0% ROI
$71,871
Long-Term Rental
Yearly income
$1,600,392
3 comps
Rental income
$231,163/mo
$2,219,165
Agency fee (10%)
Finder's fee per tenant
-$221,916
Vacancy (~8%)
1.5mo gap per tenancy
-$170,705
Income tax (10%)
Indonesian rental income tax
-$221,916
Property tax
Annual property tax
-$4,235
Net income
30.0% ROI
$1,600,392
Long-term rental earns more with lower risk and less effort.
Growth & Exit Strategy
How your investment grows over time
Freehold — 4%/yr appreciation in Bali.
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.9M
+22%
Rental Income
+$382K
Total Position
$3.3M
+37%
6.6%/yr
Year 10
Capital Value
$3.6M
+48%
Rental Income
+$824K
Total Position
$4.4M
+82%
6.2%/yr
Year 20
Capital Value
$5.3M
+119%
Rental Income
+$1.9M
Total Position
$7.2M
+199%
5.6%/yr
Year 30
Capital Value
$7.8M
+224%
Rental Income
+$3.4M
Total Position
$11.3M
+366%
5.3%/yr
Location
Bali
Balangan, Approximate area
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Villa Scorecard
Location
Average
Emerging or secondary location
Rental Yield
Weak
3.0% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$562 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
8600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
Premium nightly rate of $562 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 8600 m² land — room for expansion or amenities
Watch Out
Secondary location — rental demand may be lower than premium areas
Yield of 3.0% is below the market average — model your cashflow carefully
Consider carefully. Returns are below market average for this price point.
Risks & What-If
What if occupancy changes?
Owner Managed scenario
33% occ.
1.8%
$3,598/mo
43% occ.
2.4%
$4,794/mo
53% occ.
3.0%
$5,989/mo
current
63% occ.
3.6%
$7,185/mo
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.