Ultimate Luxury and Spectacular Design with Panoramic Views of Iconic Rice Fields

Ultimate Luxury and Spectacular Design with Panoramic Views of Iconic Rice Fields

Bali, Bali

$880k

Price

4.0%

ROI

5

Bedrooms

39%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 1640 m²
Build: 666 m²
Est. Revenue: $97k/yr
Avg Nightly Rate: $675

Investment Analysis

Imagine living in luxury amidst the idyllic surrounds of greenbelt rice fields and only minutes from the sea, The innovative modern contemporary style by French/Italian designer with original and inspiring eco-friendly architecture, this exclusive residence is available with a seldom seen 4Oyear leasehold title and comes complete with: five spacious bedrooms each with an ensuite, 17m swimming pool and waterfall feature, fitness room, massage room, open planned dining and living spaces to seat 12, Western equipped gourmet kitchen, laundry, office/meeting room, maid’s accommodation with separate entrance, and landscaped gardens with exotic palms and Japanese grasses.

Kibarer
Bali / Beraban, Kediri, in southern Tabanan, Kedungu, Bali, Indonesia
Commercial Zone

Ultimate Luxury and Spectacular Design with Panoramic Views of Iconic Rice Fields

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
666 m²
Land Plot
1640 m²
Tenure
Lease 33yr
Yield Curve Status

Grade C+ investment — long-term rental yields 11.0% 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
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+2.3%
+$99K in 5yr (+11%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.5%
$5,531/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$675/night
50% ($338)Brixfox estimate($675/night)200% ($1351)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$66,368
Airbnb data$675/night · 39% occupancy
Rental income
$675/night · 39% occ.
$97,011
Running costs (20%)
Utilities, cleaning, maintenance
-$19,402
Income tax (10%)
Indonesian rental income tax
-$9,701
Property tax
Annual property tax
-$1,539
Net income
7.5% ROI
$66,368

Long-Term Rental

Yearly income
$96,822
28 comps
Rental income
$14,170/mo
$136,031
Agency fee (10%)
Finder's fee per tenant
-$13,603
Vacancy (~8%)
1.5mo gap per tenancy
-$10,464
Income tax (10%)
Indonesian rental income tax
-$13,603
Property tax
Annual property tax
-$1,539
Net income
11.0% ROI
$96,822

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 33 years remaining.

$4.2M$3.2M$2.1M$1.1M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $880KPeak Capital Value: Yr 8 ($1.0M)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 12: 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
$979K
+11%
28 years remaining
Rental Income
+$352K
Total Position
$1.3M
+51%
8.6%/yr
Year 10
Capital Value
$993K
+13%
23 years remaining
Rental Income
+$761K
Total Position
$1.8M
+99%
7.1%/yr
Year 15
Capital Value
$863K
-2%
18 years remaining
Rental Income
+$1.2M
Total Position
$2.1M
+138%
6.0%/yr
Year 20
Capital Value
$556K
-37%
13 years remaining
Rental Income
+$1.8M
Total Position
$2.3M
+166%
5.0%/yr

Location

Bali

Beraban, Kediri, in southern Tabanan, Kedungu, Bali, Indonesia, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.5% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$675 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1640 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
33 years remaining on lease

Top Highlights

Premium nightly rate of $675 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1640 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 39% — 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.
5.7%
$4,185/mo
40% occ.
7.7%
$5,623/mo
current
39% occ.
7.5%
$5,531/mo
current
49% occ.
9.5%
$6,968/mo

Lease Timeline

33 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.