NICE VILLA WITH RICE FILED VIEW

NICE VILLA WITH RICE FILED VIEW

Bali, Bali

$556k

Price

11.0%

ROI

7

Bedrooms

43%

Occupancy

9 Bathrooms
Ownership: freehold
Land: 1800 m²
Build: 700 m²
Est. Revenue: $87k/yr
Avg Nightly Rate: $549

Investment Analysis

This beautiful freehold real estate is located in a quiet area of Ubud. This big villa features 7 spacious and cozy bedrooms with 9 classy bathrooms. It is semi furnished which gives the next owners a perfect room to furnish and decorate it according to their taste and luxury.

Kibarer
Bali / Ubud
Commercial Zone

NICE VILLA WITH RICE FILED VIEW

Inventory
7 Beds
Bathrooms
9 Baths
Built Area
700 m²
Land Plot
1800 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 10.8% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+15.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$120K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.8%
$4,994/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
9.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$549/night
50% ($274)Brixfox estimate($549/night)200% ($1097)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$59,926
Airbnb data$549/night · 43% occupancy
Rental income
$549/night · 43% occ.
$86,998
Running costs (20%)
Utilities, cleaning, maintenance
-$17,400
Income tax (10%)
Indonesian rental income tax
-$8,700
Property tax
Annual property tax
-$972
Net income
10.8% ROI
$59,926

Long-Term Rental

Yearly income
$54,155
1 comp
Rental income
$7,942/mo
$76,240
Agency fee (10%)
Finder's fee per tenant
-$7,624
Vacancy (~8%)
1.5mo gap per tenancy
-$5,865
Income tax (10%)
Indonesian rental income tax
-$7,624
Property tax
Annual property tax
-$972
Net income
9.7% ROI
$54,155

Short-term rental earns 1.1x more but requires active management.

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$555,556
BPHTB (freehold transfer tax)$27,778
Notary & registration$1,800
Legal / due diligence$5,556
Total acquisition costs$35,134
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$17,500
($0–$35,000)
Furnishing & STR launch
7bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$71,700
All-in investment$679,890

Gross yield (asking)

15.7%

True gross yield (all-in)

12.8%

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

Freehold — 4%/yr appreciation in Bali.

$5.4M$4.0M$2.7M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $556K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$676K
+22%
Rental Income
+$318K
Total Position
$994K
+79%
12.3%/yr
Year 10
Capital Value
$822K
+48%
Rental Income
+$687K
Total Position
$1.5M
+172%
10.5%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$1.6M
Total Position
$2.8M
+409%
8.5%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$2.9M
Total Position
$4.7M
+738%
7.3%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
10.8% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$549 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1800 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.8% — outperforms most villas in this market
Premium nightly rate of $549 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 43% — 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

30% occ.
7.4%
$3,423/mo
40% occ.
9.9%
$4,591/mo
43% occ.
10.8%
$4,994/mo
current
53% occ.
13.3%
$6,162/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.