Beautiful private Ocean View villa for sale in Klungkung

Beautiful private Ocean View villa for sale in Klungkung

Bali, Bali

$926k

Price

6.4%

ROI

7

Bedrooms

49%

Occupancy

8 Bathrooms
Ownership: freehold
Land: 1560 m²
Build: 875 m²
Est. Revenue: $220k/yr
Avg Nightly Rate: $1222

Investment Analysis

This stunningly beautiful private freehold ocean view real estate is located in a peaceful area of Klungklung.

Kibarer
Bali / Klungkung
Commercial Zone

Beautiful private Ocean View villa for sale in Klungkung

Inventory
7 Beds
Bathrooms
8 Baths
Built Area
875 m²
Land Plot
1560 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 16.4% net return annually.

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The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+20.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$201K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
16.4%
$12,683/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$1,222/night
50% ($611)Brixfox estimate($1,222/night)200% ($2443)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$152,199
Airbnb data$1,222/night · 49% occupancy
Rental income
$1,222/night · 49% occ.
$219,742
Running costs (20%)
Utilities, cleaning, maintenance
-$43,948
Income tax (10%)
Indonesian rental income tax
-$21,974
Property tax
Annual property tax
-$1,620
Net income
16.4% ROI
$152,199

Long-Term Rental

Yearly income
$59,494
2 comps
Rental income
$8,804/mo
$84,520
Agency fee (10%)
Finder's fee per tenant
-$8,452
Vacancy (~8%)
1.5mo gap per tenancy
-$6,502
Income tax (10%)
Indonesian rental income tax
-$8,452
Property tax
Annual property tax
-$1,620
Net income
6.4% ROI
$59,494

Short-term rental earns 2.6x 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$925,926
BPHTB (freehold transfer tax)$46,296
Notary & registration$1,800
Legal / due diligence$9,259
Total acquisition costs$57,355
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$153,125
($87,500–$218,750)
Furnishing & STR launch
7bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$41,100
All-in investment$1,177,506

Gross yield (asking)

23.7%

True gross yield (all-in)

18.7%

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.

$11.8M$8.8M$5.9M$2.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $926K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$808K
Total Position
$1.9M
+109%
15.9%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$1.7M
Total Position
$3.1M
+236%
12.9%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$4.1M
Total Position
$6.1M
+561%
9.9%/yr
Year 30
Capital Value
$3.0M
+224%
Rental Income
+$7.2M
Total Position
$10.2M
+1006%
8.3%/yr

Location

Bali

Klungkung, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
16.4% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$1222 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
1560 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 16.4% — outperforms most villas in this market
Premium nightly rate of $1222 — positioned in the top tier
Generous 1560 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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.
9.9%
$7,668/mo
40% occ.
13.3%
$10,269/mo
49% occ.
16.4%
$12,683/mo
current
59% occ.
19.8%
$15,284/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.