Kibarer
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Kibarer
Bali / Nyanyi Beach
New modern freehold three bedroom villa in Nyanyi Beach
Inventory
3 Beds
Bathrooms
3 Baths
Built Area
192 m²
Land Plot
215 m²
Tenure
Freehold
Yield Curve Status
Grade C+ investment — short-term rental yields 8.0% net return annually.
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The Investment
Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%
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
+12.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$94K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$2,897/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
12.4 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$270/night
50% ($135)Brixfox estimate($270/night)200% ($539)
Occupancy
52%
10%Brixfox estimate(52%)100%
Short-Term Rental
Yearly income
$34,761
Airbnb data$270/night · 52% occupancy
Rental income
$270/night · 52% occ.
$50,739
Running costs (20%)
Utilities, cleaning, maintenance
-$10,148
Income tax (10%)
Indonesian rental income tax
-$5,074
Property tax
Annual property tax
-$756
Net income
8.0% ROI
$34,761
Long-Term Rental
Yearly income
$20,077
43 comps
Rental income
$3,001/mo
$28,812
Agency fee (10%)
Finder's fee per tenant
-$2,881
Vacancy (~8%)
1.5mo gap per tenancy
-$2,216
Income tax (10%)
Indonesian rental income tax
-$2,881
Property tax
Annual property tax
-$756
Net income
4.6% ROI
$20,077
Short-term rental earns 1.7x more but requires active management.
Growth & Exit Strategy
How your investment grows over time
Freehold — 4%/yr appreciation in Bali.
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$526K
+22%
Rental Income
+$185K
Total Position
$710K
+64%
10.5%/yr
Year 10
Capital Value
$640K
+48%
Rental Income
+$398K
Total Position
$1.0M
+140%
9.2%/yr
Year 20
Capital Value
$947K
+119%
Rental Income
+$934K
Total Position
$1.9M
+335%
7.6%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.7M
Total Position
$3.1M
+607%
6.7%/yr
Location
Bali
Nyanyi Beach, Approximate area
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Airbnb Comp Analysis
No nearby Airbnb listings found
Villa Scorecard
Location
Average
Emerging or secondary location
Rental Yield
Strong
8.0% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$270 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
215 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
High rental yield at 8.0% — outperforms most Bali villas
Premium nightly rate of $270 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Watch Out
Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — factor in seasonal gaps
Consider carefully. Returns are below market average for this price point.
Risks & What-If
What if occupancy changes?
Owner Managed scenario
32% occ.
4.9%
$1,749/mo
42% occ.
6.5%
$2,323/mo
52% occ.
8.0%
$2,897/mo
current
62% occ.
9.6%
$3,471/mo
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.