Gorgeous Modern Villa In Padonan

Gorgeous Modern Villa In Padonan

Bali, Bali

$180k

Price

11.3%

ROI

2

Bedrooms

74%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 85 m²
Build: 104 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $112

Investment Analysis

Welcome to a truly exquisite property in Padonan, Bali—a gorgeous modern 2-bedroom villa that embodies contemporary elegance and comfort.

Propertia
Bali / Padonan

Gorgeous Modern Villa In Padonan

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
104 m²
Land Plot
85 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C investment — short-term rental yields 11.6% net return annually.

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The Investment

Brixfox Score40
GradeC
Brixfox Intelligence
40CModerate
Score Breakdown
ROI & Yield44%
Capital Growth42%
Risk Profile43%
Market Demand40%

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
+12.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$8K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.6%
$1,734/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$112/night
50% ($56)Brixfox estimate($112/night)200% ($225)
Occupancy
74%
10%Brixfox estimate(74%)100%

Short-Term Rental

Yearly income
$20,810
Airbnb data$112/night · 74% occupancy
Rental income
$112/night · 74% occ.
$30,178
Running costs (20%)
Utilities, cleaning, maintenance
-$6,036
Income tax (10%)
Indonesian rental income tax
-$3,018
Property tax
Annual property tax
-$314
Net income
11.6% ROI
$20,810

Long-Term Rental

Yearly income
$10,454
50 comps
Rental income
$1,551/mo
$14,893
Agency fee (10%)
Finder's fee per tenant
-$1,489
Vacancy (~8%)
1.5mo gap per tenancy
-$1,146
Income tax (10%)
Indonesian rental income tax
-$1,489
Property tax
Annual property tax
-$314
Net income
5.8% ROI
$10,454

Short-term rental earns 2.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$1.1M$854K$569K$285K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $180KPeak Capital Value: Yr 5 ($187K)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 8: 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 5Peak
Capital Value
$187K
+4%
25 years remaining
Rental Income
+$110K
Total Position
$298K
+66%
10.6%/yr
Year 10
Capital Value
$181K
+1%
20 years remaining
Rental Income
+$239K
Total Position
$420K
+134%
8.9%/yr
Year 15
Capital Value
$126K
-30%
15 years remaining
Rental Income
+$387K
Total Position
$513K
+186%
7.2%/yr
Year 20
Capital Value
$65K
-64%
10 years remaining
Rental Income
+$559K
Total Position
$624K
+247%
6.4%/yr

Location

Bali

Padonan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.6% annual return
Occupancy
Good
74% average occupancy
Nightly Rate
Average
$112 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
85 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

High rental yield at 11.6% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
30+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $112 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

54% occ.
8.4%
$1,255/mo
64% occ.
10.0%
$1,495/mo
74% occ.
11.6%
$1,734/mo
current
84% occ.
13.2%
$1,974/mo

Lease Timeline

30 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.