Luxurious Beachfront Freehold Villa for Sale in Gianyar

Luxurious Beachfront Freehold Villa for Sale in Gianyar

Bali, Bali

$833k

Price

3.6%

ROI

3

Bedrooms

52%

Occupancy

4 Bathrooms
Ownership: freehold
Land: 600 m²
Build: 497 m²
Est. Revenue: $107k/yr
Avg Nightly Rate: $564

Investment Analysis

This luxurious freehold beachfront real estate is located in a quiet area of Gianyar. This gorgeous villa complex features 3 spacious, stylish and comfortable bedrooms with 4 classy bathrooms. It is fully furnished and decorated in a great taste with expensive furnishing and interior that provides chic luxury and comfort.

Kibarer
Bali / Gianyar

Luxurious Beachfront Freehold Villa for Sale in Gianyar

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
497 m²
Land Plot
600 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 8.8% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+13.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$181K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.8%
$6,139/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
11.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$564/night
50% ($282)Brixfox estimate($564/night)200% ($1129)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$73,664
Airbnb data$564/night · 52% occupancy
Rental income
$564/night · 52% occ.
$107,318
Running costs (20%)
Utilities, cleaning, maintenance
-$21,464
Income tax (10%)
Indonesian rental income tax
-$10,732
Property tax
Annual property tax
-$1,458
Net income
8.8% ROI
$73,664

Long-Term Rental

Yearly income
$22,042
31 comps
Rental income
$3,385/mo
$32,500
Agency fee (10%)
Finder's fee per tenant
-$3,250
Vacancy (~8%)
1.5mo gap per tenancy
-$2,500
Income tax (10%)
Indonesian rental income tax
-$3,250
Property tax
Annual property tax
-$1,458
Net income
2.6% ROI
$22,042

Short-term rental earns 3.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Bali.

$7.1M$5.4M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $833K
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 10: 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
$1.0M
+22%
Rental Income
+$391K
Total Position
$1.4M
+69%
11.0%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$844K
Total Position
$2.1M
+149%
9.6%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$2.0M
Total Position
$3.8M
+357%
7.9%/yr
Year 30
Capital Value
$2.7M
+224%
Rental Income
+$3.5M
Total Position
$6.2M
+645%
6.9%/yr

Location

Bali

Gianyar, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.8% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$564 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.8% — outperforms most Bali villas
Premium nightly rate of $564 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — factor in seasonal gaps

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

32% occ.
5.4%
$3,735/mo
42% occ.
7.1%
$4,937/mo
52% occ.
8.8%
$6,139/mo
current
62% occ.
10.6%
$7,340/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.