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

17.1%

ROI

5

Bedrooms

45%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 380 m²
Est. Revenue: $106k/yr
Avg Nightly Rate: $647

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 18.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+18.1%
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
18.5%
$6,135/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
5.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$647/night
50% ($323)Brixfox estimate($647/night)200% ($1293)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$73,617
Airbnb data$647/night · 45% occupancy
Rental income
$647/night · 45% occ.
$106,165
Running costs (20%)
Utilities, cleaning, maintenance
-$21,233
Income tax (10%)
Indonesian rental income tax
-$10,617
Property tax
Annual property tax
-$698
Net income
18.5% ROI
$73,617

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 2.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$3.3M$2.4M$1.6M$816K$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
+$391K
Total Position
$783K
+96%
14.4%/yr
Year 10
Capital Value
$297K
-26%
16 years remaining
Rental Income
+$844K
Total Position
$1.1M
+186%
11.1%/yr
Year 15
Capital Value
$169K
-58%
11 years remaining
Rental Income
+$1.4M
Total Position
$1.5M
+285%
9.4%/yr
Year 20
Capital Value
$63K
-84%
6 years remaining
Rental Income
+$2.0M
Total Position
$2.0M
+411%
8.5%/yr

Location

Bali

North-Canggu - Padonan, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
18.5% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$647 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 18.5% — outperforms most Bali villas
Premium nightly rate of $647 — positioned in the top tier

Watch Out

Occupancy at 45% — 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.
12.2%
$4,072/mo
40% occ.
16.4%
$5,449/mo
45% occ.
18.5%
$6,135/mo
current
55% occ.
22.6%
$7,512/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.