RICEFIELD VIEW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN PADONAN BE-2047

RICEFIELD VIEW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN PADONAN BE-2047

Bali, Bali

$399k

Price

12.2%

ROI

5

Bedrooms

38%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 380 m²
Est. Revenue: $94k/yr
Avg Nightly Rate: $679

Investment Analysis

Located in the rapidly growing area of Padonan, this brand new gorgeous Villa is walking distance to some of the nicest cafés, gyms and restaurants the area has to offer. A short drive will take you to Berawa and Batu Bolong beach, ideal for those looking for a strategic location, offering the perfect balance of tranquility and convenience.

Bali Exception
Bali / North-Canggu - Padonan

RICEFIELD VIEW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN PADONAN BE-2047

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
380 m²
Land Plot
300 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B+ investment — short-term rental yields 16.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+16.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$7K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
16.4%
$5,453/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
6.1 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$679/night
50% ($339)Brixfox estimate($679/night)200% ($1358)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$65,434
Airbnb data$679/night · 38% occupancy
Rental income
$679/night · 38% occ.
$94,474
Running costs (20%)
Utilities, cleaning, maintenance
-$18,895
Income tax (10%)
Indonesian rental income tax
-$9,447
Property tax
Annual property tax
-$698
Net income
16.4% ROI
$65,434

Long-Term Rental

Yearly income
$36,952
50 comps
Rental income
$5,424/mo
$52,069
Agency fee (10%)
Finder's fee per tenant
-$5,207
Vacancy (~8%)
1.5mo gap per tenancy
-$4,005
Income tax (10%)
Indonesian rental income tax
-$5,207
Property tax
Annual property tax
-$698
Net income
9.3% ROI
$36,952

Short-term rental earns 1.8x more but requires active management.

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$399,000
BPHTB (freehold transfer tax)$19,950
Notary & registration$1,800
Legal / due diligence$3,990
Total acquisition costs$25,740
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$9,500
($0–$19,000)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$491,540

Gross yield (asking)

23.7%

True gross yield (all-in)

19.2%

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 26 years remaining.

$2.9M$2.2M$1.5M$725K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $399KPeak Capital Value: Yr 1 ($402K)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 5
Capital Value
$392K
-2%
21 years remaining
Rental Income
+$347K
Total Position
$740K
+85%
13.1%/yr
Year 10
Capital Value
$297K
-26%
16 years remaining
Rental Income
+$750K
Total Position
$1.0M
+163%
10.1%/yr
Year 15
Capital Value
$169K
-58%
11 years remaining
Rental Income
+$1.2M
Total Position
$1.4M
+247%
8.7%/yr
Year 20
Capital Value
$63K
-84%
6 years remaining
Rental Income
+$1.8M
Total Position
$1.8M
+356%
7.9%/yr

Location

Bali

North-Canggu - Padonan, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
16.4% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$679 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Prime location in North-Canggu - Padonan — high tourist traffic
High rental yield at 16.4% — outperforms most villas in this market
Premium nightly rate of $679 — positioned in the top tier

Watch Out

Occupancy at 38% — factor in seasonal gaps
Compact plot at 300 m² — limited expansion potential

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

30% occ.
12.9%
$4,278/mo
40% occ.
17.2%
$5,723/mo
38% occ.
16.4%
$5,453/mo
current
48% occ.
20.7%
$6,898/mo

Lease Timeline

26 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.