Expansive Six-Bedroom Leasehold Estate in Babakan

Expansive Six-Bedroom Leasehold Estate in Babakan

Bali, Bali

$1.6M

Price

3.2%

ROI

6

Bedrooms

40%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 3000 m²
Build: 830 m²
Est. Revenue: $154k/yr
Avg Nightly Rate: $1055

Investment Analysis

Tucked into the serene surroundings of Babakan, this stunning six-bedroom villa is offered on a 30-year leasehold and sprawls across an impressive 30 are of land (including a greenbelt outlook) with a generous 830 sqm of interior space.

Kibarer
Bali / Babakan

Expansive Six-Bedroom Leasehold Estate in Babakan

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
830 m²
Land Plot
3000 m²
Tenure
Lease 30yr
Yield Curve Status

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

Go to Source via Kibarer

The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$68K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$8,777/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$1,055/night
50% ($527)Brixfox estimate($1,055/night)200% ($2110)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$105,319
Airbnb data$1,055/night · 40% occupancy
Rental income
$1,055/night · 40% occ.
$154,406
Running costs (20%)
Utilities, cleaning, maintenance
-$30,881
Income tax (10%)
Indonesian rental income tax
-$15,441
Property tax
Annual property tax
-$2,765
Net income
6.7% ROI
$105,319

Long-Term Rental

Yearly income
$183,313
12 comps
Rental income
$26,807/mo
$257,343
Agency fee (10%)
Finder's fee per tenant
-$25,734
Vacancy (~8%)
1.5mo gap per tenancy
-$19,796
Income tax (10%)
Indonesian rental income tax
-$25,734
Property tax
Annual property tax
-$2,765
Net income
11.6% ROI
$183,313

Long-term rental earns more with lower risk and less effort.

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$1,580,247
BPHTB (freehold transfer tax)$79,012
Notary & registration$1,800
Legal / due diligence$15,802
Total acquisition costs$96,614
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$20,750
($0–$41,500)
Furnishing & STR launch
6bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$64,500
All-in investment$1,762,111

Gross yield (asking)

9.8%

True gross yield (all-in)

8.8%

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 30 years remaining.

$5.8M$4.3M$2.9M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $1.6MPeak Capital Value: Yr 5 ($1.6M)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 13: 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
$1.6M
+4%
25 years remaining
Rental Income
+$559K
Total Position
$2.2M
+40%
6.9%/yr
Year 10
Capital Value
$1.6M
+1%
20 years remaining
Rental Income
+$1.2M
Total Position
$2.8M
+77%
5.9%/yr
Year 15
Capital Value
$1.1M
-30%
15 years remaining
Rental Income
+$2.0M
Total Position
$3.1M
+94%
4.5%/yr
Year 20
Capital Value
$571K
-64%
10 years remaining
Rental Income
+$2.8M
Total Position
$3.4M
+115%
3.9%/yr

Location

Bali

Babakan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.7% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$1055 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
3000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Premium nightly rate of $1055 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 3000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 40% — factor in seasonal gaps

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.
4.9%
$6,508/mo
40% occ.
6.6%
$8,754/mo
current
40% occ.
6.7%
$8,777/mo
current
50% occ.
8.4%
$11,023/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.