Kibarer
Bali / Beraban, Kediri, in southern Tabanan, Kedungu, Bali, Indonesia
Pink 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+ — 4%/yr capital appreciation in Bali.

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The Investment

Brixfox Score45
GradeC+
Brixfox Intelligence
45C+Moderate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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
+2.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+2.3%
+$1608.9M in 5yr (+11%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.2%
$-2,075,581/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Income Breakdown

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Nightly Rate (ADR)
$429/night
50% ($215)Brixfox estimate($429/night)200% ($858)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$-24,906,973
Airbnb data$429/night · 51% occupancy
Rental income
$429/night · 51% occ.
$43,610
Running costs (20%)
Utilities, cleaning, maintenance
-$8,722
Income tax (10%)
Indonesian rental income tax
-$4,361
Property tax
Annual property tax
-$24,937,500
Net income
-0.2% ROI
$-24,906,973

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 33 years remaining.

$18683.3M$14012.5M$9341.6M$4670.8M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $14250.0MPeak Capital Value: Yr 8 ($16246.3M)
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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
$15858.9M
+11%
28 years remaining
Year 10
Capital Value
$16086.7M
+13%
23 years remaining
Year 15
Capital Value
$13986.7M
-2%
18 years remaining
Year 20
Capital Value
$9008.0M
-37%
13 years remaining

Location

Bali

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
-0.2% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$429 per night
Size & Space
Strong
1640 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
33 years remaining on lease

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Risks & What-If

What if occupancy changes?

Owner Managed scenario

Sensitivity analysis requires Pro

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.