MODERN TROPICAL 2 BEDROOM VILLA FOR SALE LEASEHOLD IN KEDUNGU BE-2192

MODERN TROPICAL 2 BEDROOM VILLA FOR SALE LEASEHOLD IN KEDUNGU BE-2192

Tabanan, Bali

$193k

Price

11.6%

ROI

2

Bedrooms

53%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 250 m²
Build: 130 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $166

Investment Analysis

This Villa BE-2192 located in Kedungu is for sale with Leasehold ownership for EUR186,837, IDR3,450,000,000

Bali Exception
Tabanan / Tabanan

MODERN TROPICAL 2 BEDROOM VILLA FOR SALE LEASEHOLD IN KEDUNGU BE-2192

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
130 m²
Land Plot
250 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B investment — short-term rental yields 11.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+8.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$25K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.6%
$1,861/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.7 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)
$166/night
50% ($83)Brixfox estimate($166/night)200% ($332)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$22,329
Airbnb data$166/night · 53% occupancy
Rental income
$166/night · 53% occ.
$32,382
Running costs (20%)
Utilities, cleaning, maintenance
-$6,476
Income tax (10%)
Indonesian rental income tax
-$3,238
Property tax
Annual property tax
-$338
Net income
11.6% ROI
$22,329

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$193,166
BPHTB (freehold transfer tax)$9,658
Notary & registration$1,800
Legal / due diligence$1,932
Total acquisition costs$13,390
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$16,900
($10,400–$23,400)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$245,756

Gross yield (asking)

16.8%

True gross yield (all-in)

13.2%

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 23 years remaining.

$833K$625K$417K$208K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $193KPeak Capital Value: NowPaid 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 5
Capital Value
$168K
-13%
18 years remaining
Rental Income
+$119K
Total Position
$286K
+48%
8.2%/yr
Year 10
Capital Value
$108K
-44%
13 years remaining
Rental Income
+$256K
Total Position
$364K
+89%
6.5%/yr
Year 15
Capital Value
$50K
-74%
8 years remaining
Rental Income
+$415K
Total Position
$465K
+141%
6.0%/yr
Year 20
Capital Value
$12K
-94%
3 years remaining
Rental Income
+$600K
Total Position
$612K
+217%
5.9%/yr

Location

Tabanan

Tabanan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.6% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Good
$166 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 11.6% — outperforms most villas in this market
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — 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

33% occ.
7.2%
$1,154/mo
43% occ.
9.4%
$1,507/mo
53% occ.
11.6%
$1,861/mo
current
63% occ.
13.8%
$2,214/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.