Ideal one bedroom ROI property leasehold in Central Kayu Aya

Ideal one bedroom ROI property leasehold in Central Kayu Aya

Bali, Bali

$149k

Price

11.1%

ROI

1

Bedrooms

41%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 72 m²
Build: 72 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $122

Investment Analysis

Big reduction, seller will listen to serious offers! Located in the heart of Central Kayu Aya, this one-bedroom leasehold property is the perfect investment for those seeking strong ROI in one of Bali’s most vibrant areas.

Kibarer
Bali / Seminyak, Kayu Aya
Commercial Zone

Ideal one bedroom ROI property leasehold in Central Kayu Aya

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
72 m²
Land Plot
72 m²
Tenure
Lease 18yr
Yield Curve Status

Grade C investment — short-term rental yields 8.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score40
GradeC
Brixfox Intelligence
40CModerate
Score Breakdown
ROI & Yield44%
Capital Growth42%
Risk Profile43%
Market Demand40%

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
+1.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.1%
-$53K in 5yr (-36%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$1,035/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$122/night
50% ($61)Brixfox estimate($122/night)200% ($244)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$12,423
Airbnb data$122/night · 41% occupancy
Rental income
$122/night · 41% occ.
$18,119
Running costs (20%)
Utilities, cleaning, maintenance
-$3,624
Income tax (10%)
Indonesian rental income tax
-$1,812
Property tax
Annual property tax
-$260
Net income
8.4% ROI
$12,423

Long-Term Rental

Yearly income
$7,070
50 comps
Rental income
$1,056/mo
$10,137
Agency fee (10%)
Finder's fee per tenant
-$1,014
Vacancy (~8%)
1.5mo gap per tenancy
-$780
Income tax (10%)
Indonesian rental income tax
-$1,014
Property tax
Annual property tax
-$260
Net income
4.8% ROI
$7,070

Short-term rental earns 1.8x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 18 years remaining.

$335K$251K$167K$84K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $149KPeak Capital Value: NowPaid back
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 11: 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
$96K
-36%
13 years remaining
Rental Income
+$66K
Total Position
$162K
+9%
1.7%/yr
Year 10
Capital Value
$44K
-70%
8 years remaining
Rental Income
+$142K
Total Position
$187K
+26%
2.3%/yr
Year 15
Capital Value
$11K
-93%
3 years remaining
Rental Income
+$231K
Total Position
$242K
+63%
3.3%/yr
Leasehold Alert
With 18 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 3 years.

Location

Bali

Seminyak, Kayu Aya, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.4% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Good
$122 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
72 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
18 years remaining on lease

Top Highlights

Prime location in Seminyak, Kayu Aya — high tourist traffic
High rental yield at 8.4% — outperforms most Bali villas
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 41% — factor in seasonal gaps
Compact plot at 72 m² — limited expansion potential

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.
6.1%
$757/mo
40% occ.
8.2%
$1,016/mo
current
41% occ.
8.4%
$1,035/mo
current
51% occ.
10.5%
$1,295/mo

Lease Timeline

18 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 3 years while the property is still easy to sell.

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.