HUGE BEACH FRONT VILLA IN BALIAN

HUGE BEACH FRONT VILLA IN BALIAN

Bali, Bali

$651k

Price

18.4%

ROI

4

Bedrooms

64%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 2000 m²
Build: 700 m²
Est. Revenue: $178k/yr
Avg Nightly Rate: $757

Investment Analysis

This amazing huge beachfront villa is located in one of the most beautiful locations in Balian Beach. With a 180-degree ocean view on a 20-meter high cliff, you find this stunning traditional build villa.

Propertia
Bali / Tabanan
Commercial Zone

HUGE BEACH FRONT VILLA IN BALIAN

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
700 m²
Land Plot
2000 m²
Tenure
Lease 17yr
Yield Curve Status

Grade B+ investment — short-term rental yields 18.9% net return annually.

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The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+11.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.8%
-$254K in 5yr (-39%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
18.9%
$10,260/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
5.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$757/night
50% ($379)Brixfox estimate($757/night)200% ($1514)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Yearly income
$123,121
Airbnb data$757/night · 64% occupancy
Rental income
$757/night · 64% occ.
$177,515
Running costs (20%)
Utilities, cleaning, maintenance
-$35,503
Income tax (10%)
Indonesian rental income tax
-$17,751
Property tax
Annual property tax
-$1,140
Net income
18.9% ROI
$123,121

Long-Term Rental

Yearly income
$20,341
2 comps
Rental income
$3,094/mo
$29,707
Agency fee (10%)
Finder's fee per tenant
-$2,971
Vacancy (~8%)
1.5mo gap per tenancy
-$2,285
Income tax (10%)
Indonesian rental income tax
-$2,971
Property tax
Annual property tax
-$1,140
Net income
3.1% ROI
$20,341

Short-term rental earns 6.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 17 years remaining.

$3.1M$2.3M$1.5M$770K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $651KPeak Capital Value: NowPaid 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 5: 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
$397K
-39%
12 years remaining
Rental Income
+$654K
Total Position
$1.1M
+61%
10.0%/yr
Year 10
Capital Value
$169K
-74%
7 years remaining
Rental Income
+$1.4M
Total Position
$1.6M
+143%
9.3%/yr
Year 15
Capital Value
$36K
-95%
2 years remaining
Rental Income
+$2.3M
Total Position
$2.3M
+257%
8.9%/yr
Leasehold Alert
With 17 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 2 years.

Airbnb Match Identified

Photo-verified · 95% confidence

Verified
Tao Villa BeachFront, Balian Beach
View on Airbnb
Match

Tao Villa BeachFront, Balian Beach

—Rating
18Reviews
$566/Night
View Airbnb Listing

Active Rental Income Detected

This villa is actively listed on Airbnb at $566/night with 18 reviews. This is a newer listing building its reputation.

Location

Bali

Tabanan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
18.9% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$757 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Strong
2000 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
17 years remaining on lease

Top Highlights

High rental yield at 18.9% — outperforms most Bali villas
Premium nightly rate of $757 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas

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

44% occ.
13.0%
$7,036/mo
54% occ.
15.9%
$8,648/mo
64% occ.
18.9%
$10,260/mo
current
74% occ.
21.9%
$11,872/mo

Lease Timeline

17 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 2 years while the property is still easy to sell.

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.