CHARMING 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BUDUK BE-444

CHARMING 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BUDUK BE-444

Unknown, Bali

$146k

Price

12.8%

ROI

2

Bedrooms

46%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 116 m²
Build: 138 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $160

Investment Analysis

This Villa BE-444 located in Buduk is for sale with Leasehold ownership for EUR140,282, IDR2,388,559,234

Bali Exception
Unknown

CHARMING 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BUDUK BE-444

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
138 m²
Land Plot
116 m²
Tenure
Lease 30yr
Yield Curve Status

Grade B+ investment — short-term rental yields 12.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+13.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$6K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.8%
$1,558/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.8 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$160/night
50% ($80)Brixfox estimate($160/night)200% ($320)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$18,700
Airbnb data$160/night · 46% occupancy
Rental income
$160/night · 46% occ.
$27,079
Running costs (20%)
Utilities, cleaning, maintenance
-$5,416
Income tax (10%)
Indonesian rental income tax
-$2,708
Property tax
Annual property tax
-$256
Net income
12.8% ROI
$18,700

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$146,000
BPHTB (freehold transfer tax)$7,300
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$10,600
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,450
($0–$6,900)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$195,750

Gross yield (asking)

18.5%

True gross yield (all-in)

13.8%

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.

$1.0M$767K$512K$256K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $146KPeak Capital Value: Yr 5 ($152K)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 8: 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
$152K
+4%
25 years remaining
Rental Income
+$99K
Total Position
$252K
+72%
11.5%/yr
Year 10
Capital Value
$147K
+1%
20 years remaining
Rental Income
+$214K
Total Position
$362K
+148%
9.5%/yr
Year 15
Capital Value
$102K
-30%
15 years remaining
Rental Income
+$348K
Total Position
$450K
+208%
7.8%/yr
Year 20
Capital Value
$53K
-64%
10 years remaining
Rental Income
+$502K
Total Position
$555K
+280%
6.9%/yr

Location

Unknown

Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.8% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Good
$160 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
116 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

High rental yield at 12.8% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
30+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — 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

30% occ.
8.2%
$1,002/mo
40% occ.
11.0%
$1,343/mo
46% occ.
12.8%
$1,558/mo
current
56% occ.
15.6%
$1,899/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.