7 Bedroom Freehold Villa in Cemagi

7 Bedroom Freehold Villa in Cemagi

Bali, Bali

$1.2M

Price

7.3%

ROI

7

Bedrooms

18%

Occupancy

8 Bathrooms
Ownership: freehold
Land: 1500 m²
Build: 1350 m²
Est. Revenue: $68k/yr
Avg Nightly Rate: $1022

Investment Analysis

Set in 1,500sqm of grounds this beautiful seven-bedroom villa in Cemagi would be the ideal for big family home or alternatively to operate as a holiday rental with the Melati License (Hotel License) ready to handed to you.

Kibarer
Bali / Cemagi

7 Bedroom Freehold Villa in Cemagi

Inventory
7 Beds
Bathrooms
8 Baths
Built Area
1350 m²
Land Plot
1500 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — long-term rental yields 25.7% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$255K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$3,798/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$1,022/night
50% ($511)Brixfox estimate($1,022/night)200% ($2044)
Occupancy
18%
10%Brixfox estimate(18%)100%

Short-Term Rental

Yearly income
$45,574
Airbnb data$1,022/night · 18% occupancy
Rental income
$1,022/night · 18% occ.
$68,052
Running costs (20%)
Utilities, cleaning, maintenance
-$13,610
Income tax (10%)
Indonesian rental income tax
-$6,805
Property tax
Annual property tax
-$2,063
Net income
3.9% ROI
$45,574

Long-Term Rental

Yearly income
$303,199
5 comps
Rental income
$43,976/mo
$422,171
Agency fee (10%)
Finder's fee per tenant
-$42,217
Vacancy (~8%)
1.5mo gap per tenancy
-$32,475
Income tax (10%)
Indonesian rental income tax
-$42,217
Property tax
Annual property tax
-$2,063
Net income
25.7% ROI
$303,199

Long-term rental earns more with lower risk and less effort.

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$1,178,717
BPHTB (freehold transfer tax)$58,936
Notary & registration$1,800
Legal / due diligence$11,787
Total acquisition costs$72,523
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$33,750
($0–$67,500)
Furnishing & STR launch
7bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$71,700
All-in investment$1,356,690

Gross yield (asking)

5.8%

True gross yield (all-in)

5.0%

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

Freehold — 4%/yr appreciation in Bali.

$6.9M$5.2M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$242K
Total Position
$1.7M
+42%
7.3%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$522K
Total Position
$2.3M
+92%
6.8%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$1.2M
Total Position
$3.8M
+223%
6.0%/yr
Year 30
Capital Value
$3.8M
+224%
Rental Income
+$2.2M
Total Position
$6.0M
+408%
5.6%/yr

Location

Bali

Cemagi, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.9% annual return
Occupancy
Weak
18% average occupancy
Nightly Rate
Strong
$1022 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1022 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1500 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.9% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.5%
$6,357/mo
40% occ.
8.7%
$8,534/mo
18% occ.
3.9%
$3,798/mo
current
28% occ.
6.1%
$5,974/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.