Transformable Duplex Villas with Panoramic Sea view in Jimbaran for Sale

Transformable Duplex Villas with Panoramic Sea view in Jimbaran for Sale

Bali, Bali

$1.5M

Price

4.3%

ROI

6

Bedrooms

9%

Occupancy

6 Bathrooms
Ownership: freehold
Land: 625 m²
Build: 608 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $926

Investment Analysis

Discover a unique and luxurious living experience with this stunning duplex villas, consisting of two villas side by side with a total of six bedrooms, making it an ideal investment opportunity or perfect for a big family seeking plenty of space.

Kibarer
Bali / Jimbaran

Transformable Duplex Villas with Panoramic Sea view in Jimbaran for Sale

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
608 m²
Land Plot
625 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — long-term rental yields 6.3% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$333K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.3%
$1,647/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
77.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$926/night
50% ($463)Brixfox estimate($926/night)200% ($1852)
Occupancy
9%
10%Brixfox estimate(9%)100%

Short-Term Rental

Yearly income
$19,767
Airbnb data$926/night · 9% occupancy
Rental income
$926/night · 9% occ.
$32,081
Running costs (20%)
Utilities, cleaning, maintenance
-$6,416
Income tax (10%)
Indonesian rental income tax
-$3,208
Property tax
Annual property tax
-$2,690
Net income
1.3% ROI
$19,767

Long-Term Rental

Yearly income
$96,115
15 comps
Rental income
$14,234/mo
$136,646
Agency fee (10%)
Finder's fee per tenant
-$13,665
Vacancy (~8%)
1.5mo gap per tenancy
-$10,511
Income tax (10%)
Indonesian rental income tax
-$13,665
Property tax
Annual property tax
-$2,690
Net income
6.3% ROI
$96,115

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$1,537,006
BPHTB (freehold transfer tax)$76,850
Notary & registration$1,800
Legal / due diligence$15,370
Total acquisition costs$94,020
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$15,200
($0–$30,400)
Furnishing & STR launch
6bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$64,500
All-in investment$1,710,726

Gross yield (asking)

2.1%

True gross yield (all-in)

1.9%

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.

$6.8M$5.1M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.5M
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.9M
+22%
Rental Income
+$105K
Total Position
$2.0M
+28%
5.1%/yr
Year 10
Capital Value
$2.3M
+48%
Rental Income
+$227K
Total Position
$2.5M
+63%
5.0%/yr
Year 20
Capital Value
$3.4M
+119%
Rental Income
+$531K
Total Position
$3.9M
+154%
4.8%/yr
Year 30
Capital Value
$5.0M
+224%
Rental Income
+$940K
Total Position
$5.9M
+286%
4.6%/yr

Location

Bali

Jimbaran, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Weak
1.3% annual return
Occupancy
Weak
9% average occupancy
Nightly Rate
Strong
$926 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
625 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $926 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 625 m² land — room for expansion or amenities

Watch Out

Yield of 1.3% is below the market average — model your cashflow carefully
Occupancy at 9% — 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.
4.4%
$5,692/mo
40% occ.
6.0%
$7,664/mo
9% occ.
1.3%
$1,647/mo
current
19% occ.
2.8%
$3,619/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.