Off Plan Two Bedroom Villa located in Penarungan

Off Plan Two Bedroom Villa located in Penarungan

Bali, Bali

$178k

Price

2.4%

ROI

2

Bedrooms

4%

Occupancy

1 Bathrooms
Ownership: freehold
Land: 154 m²
Build: 140 m²
Est. Revenue: $4k/yr
Avg Nightly Rate: $252

Investment Analysis

Located in Mengwi, just minutes from the vibrant town of Ubud, known for its arts, culture, and natural beauty.

Kibarer
Bali / Mengwi

Off Plan Two Bedroom Villa located in Penarungan

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
140 m²
Land Plot
154 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — long-term rental yields 3.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score45
GradeC+
Brixfox Intelligence
45C+Moderate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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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%
+$39K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.3%
$188/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
78.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$252/night
50% ($126)Brixfox estimate($252/night)200% ($504)
Occupancy
4%
10%Brixfox estimate(4%)100%

Short-Term Rental

Yearly income
$2,261
Airbnb data$252/night · 4% occupancy
Rental income
$252/night · 4% occ.
$3,676
Running costs (20%)
Utilities, cleaning, maintenance
-$735
Income tax (10%)
Indonesian rental income tax
-$368
Property tax
Annual property tax
-$312
Net income
1.3% ROI
$2,261

Long-Term Rental

Yearly income
$6,087
31 comps
Rental income
$922/mo
$8,850
Agency fee (10%)
Finder's fee per tenant
-$885
Vacancy (~8%)
1.5mo gap per tenancy
-$681
Income tax (10%)
Indonesian rental income tax
-$885
Property tax
Annual property tax
-$312
Net income
3.4% ROI
$6,087

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$178,395
BPHTB (freehold transfer tax)$8,920
Notary & registration$1,800
Legal / due diligence$1,784
Total acquisition costs$12,504
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,500
($0–$7,000)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$230,099

Gross yield (asking)

2.1%

True gross yield (all-in)

1.6%

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.

$789K$592K$395K$197K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $178K
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
$217K
+22%
Rental Income
+$12K
Total Position
$229K
+28%
5.1%/yr
Year 10
Capital Value
$264K
+48%
Rental Income
+$26K
Total Position
$290K
+63%
5.0%/yr
Year 20
Capital Value
$391K
+119%
Rental Income
+$61K
Total Position
$452K
+153%
4.8%/yr
Year 30
Capital Value
$579K
+224%
Rental Income
+$108K
Total Position
$686K
+285%
4.6%/yr

Location

Bali

Mengwi, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.3% annual return
Occupancy
Weak
4% average occupancy
Nightly Rate
Strong
$252 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
154 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $252 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.3% is below 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.
10.6%
$1,582/mo
40% occ.
14.3%
$2,118/mo
4% occ.
1.3%
$188/mo
current
14% occ.
4.9%
$725/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.