Kibarer
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Kibarer
Bali / Gianyar
Beautiful 10 Bedrooms Freehold Villa in Gianyar for Sale
Inventory
10 Beds
Bathrooms
11 Baths
Built Area
0 m²
Land Plot
2000 m²
Tenure
Freehold
Yield Curve Status
Grade B investment — short-term rental yields 8.0% net return annually.
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The Investment
Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%
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
+12.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$314K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$9,623/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
12.5 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$546/night
50% ($273)Brixfox estimate($546/night)200% ($1093)
Occupancy
85%
10%Brixfox estimate(85%)100%
Short-Term Rental
Yearly income
$115,474
Airbnb data$546/night · 85% occupancy
Rental income
$546/night · 85% occ.
$168,583
Running costs (20%)
Utilities, cleaning, maintenance
-$33,717
Income tax (10%)
Indonesian rental income tax
-$16,858
Property tax
Annual property tax
-$2,535
Net income
8.0% ROI
$115,474
Long-Term Rental
Yearly income
$42,652
1 comp
Rental income
$6,510/mo
$62,492
Agency fee (10%)
Finder's fee per tenant
-$6,249
Vacancy (~8%)
1.5mo gap per tenancy
-$4,807
Income tax (10%)
Indonesian rental income tax
-$6,249
Property tax
Annual property tax
-$2,535
Net income
2.9% ROI
$42,652
Short-term rental earns 2.7x 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
$1.8M
+22%
Rental Income
+$613K
Total Position
$2.4M
+64%
10.4%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$1.3M
Total Position
$3.5M
+139%
9.1%/yr
Year 20
Capital Value
$3.2M
+119%
Rental Income
+$3.1M
Total Position
$6.3M
+333%
7.6%/yr
Year 30
Capital Value
$4.7M
+224%
Rental Income
+$5.5M
Total Position
$10.2M
+604%
6.7%/yr
Location
Bali
Gianyar, Approximate area
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Villa Scorecard
Location
Average
Emerging or secondary location
Rental Yield
Good
8.0% annual return
Occupancy
Strong
85% average occupancy
Nightly Rate
Strong
$546 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Strong
2000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
Strong occupancy at 85% — consistent booking demand
Premium nightly rate of $546 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
Watch Out
Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use
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
65% occ.
6.0%
$7,296/mo
75% occ.
7.0%
$8,459/mo
85% occ.
8.0%
$9,623/mo
current
95% occ.
8.9%
$10,786/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.