Elegant Three-Bedroom Freehold Villa in Tranquil Area of North Bali

Elegant Three-Bedroom Freehold Villa in Tranquil Area of North Bali

Bali, Bali

$431k

Price

7.1%

ROI

3

Bedrooms

31%

Occupancy

3 Bathrooms
Ownership: freehold
Land: 2125 m²
Build: 300 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $266

Investment Analysis

Discover the essence of serenity in this luxurious freehold villa, nestled in the peaceful and spiritual surroundings of North Bali.

Kibarer
Bali / Lovina, North Bali

Elegant Three-Bedroom Freehold Villa in Tranquil Area of North Bali

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
300 m²
Land Plot
2125 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.7% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$93K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$1,675/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$266/night
50% ($133)Brixfox estimate($266/night)200% ($532)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$20,095
Airbnb data$266/night · 31% occupancy
Rental income
$266/night · 31% occ.
$29,785
Running costs (20%)
Utilities, cleaning, maintenance
-$5,957
Income tax (10%)
Indonesian rental income tax
-$2,978
Property tax
Annual property tax
-$755
Net income
4.7% ROI
$20,095

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$431,289
BPHTB (freehold transfer tax)$21,564
Notary & registration$1,800
Legal / due diligence$4,313
Total acquisition costs$27,677
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$7,500
($0–$15,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$509,366

Gross yield (asking)

6.9%

True gross yield (all-in)

5.8%

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.

$2.7M$2.0M$1.4M$677K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $431K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$525K
+22%
Rental Income
+$107K
Total Position
$631K
+46%
7.9%/yr
Year 10
Capital Value
$638K
+48%
Rental Income
+$230K
Total Position
$869K
+101%
7.3%/yr
Year 20
Capital Value
$945K
+119%
Rental Income
+$540K
Total Position
$1.5M
+244%
6.4%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$956K
Total Position
$2.4M
+446%
5.8%/yr

Location

Bali

Lovina, North Bali, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.7% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Strong
$266 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2125 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $266 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2125 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.7% 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.
4.6%
$1,636/mo
current
40% occ.
6.1%
$2,202/mo
31% occ.
4.7%
$1,675/mo
current
41% occ.
6.2%
$2,241/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.