Six bedroom beautiful estate with long lease in Padonan

Six bedroom beautiful estate with long lease in Padonan

Bali, Bali

$594k

Price

15.8%

ROI

6

Bedrooms

64%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 1100 m²
Build: 400 m²
Est. Revenue: $144k/yr
Avg Nightly Rate: $613

Investment Analysis

Indulge in the splendor of a six-bedroom beautiful estate in the enchanting Padonan, offering an extended lease for enduring comfort.

Kibarer
Bali / Padonan

Six bedroom beautiful estate with long lease in Padonan

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
400 m²
Land Plot
1100 m²
Tenure
Lease 30yr
Yield Curve Status

Grade A investment — short-term rental yields 16.8% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+17.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$26K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
16.8%
$8,304/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$613/night
50% ($307)Brixfox estimate($613/night)200% ($1227)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Yearly income
$99,651
Airbnb data$613/night · 64% occupancy
Rental income
$613/night · 64% occ.
$143,844
Running costs (20%)
Utilities, cleaning, maintenance
-$28,769
Income tax (10%)
Indonesian rental income tax
-$14,384
Property tax
Annual property tax
-$1,040
Net income
16.8% ROI
$99,651

Long-Term Rental

Yearly income
$87,443
15 comps
Rental income
$12,747/mo
$122,370
Agency fee (10%)
Finder's fee per tenant
-$12,237
Vacancy (~8%)
1.5mo gap per tenancy
-$9,413
Income tax (10%)
Indonesian rental income tax
-$12,237
Property tax
Annual property tax
-$1,040
Net income
14.7% ROI
$87,443

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$5.5M$4.1M$2.7M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $594KPeak Capital Value: Yr 5 ($620K)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 6: 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
$620K
+4%
25 years remaining
Rental Income
+$529K
Total Position
$1.1M
+93%
14.1%/yr
Year 10
Capital Value
$599K
+1%
20 years remaining
Rental Income
+$1.1M
Total Position
$1.7M
+193%
11.3%/yr
Year 15
Capital Value
$417K
-30%
15 years remaining
Rental Income
+$1.9M
Total Position
$2.3M
+282%
9.3%/yr
Year 20
Capital Value
$215K
-64%
10 years remaining
Rental Income
+$2.7M
Total Position
$2.9M
+387%
8.2%/yr

Location

Bali

Padonan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
16.8% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$613 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Strong
1100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

High rental yield at 16.8% — outperforms most Bali villas
Premium nightly rate of $613 — 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
STR zoning not confirmed — verify before purchasing for short-term rental use

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.
11.5%
$5,692/mo
54% occ.
14.1%
$6,998/mo
64% occ.
16.8%
$8,304/mo
current
74% occ.
19.4%
$9,610/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.