Kibarer
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Kibarer
Bali / Mengwi
Two Bedroom Off Plan Project Villa nestled in Penarungan
Inventory
2 Beds
Bathrooms
2 Baths
Built Area
162 m²
Land Plot
190 m²
Tenure
Freehold
Yield Curve Status
Grade C+ investment — long-term rental yields 3.6% net return annually.
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The Investment
Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%
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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$43K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.6%
$442/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
37.8 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$45/night
50% ($22)Brixfox estimate($45/night)200% ($89)
Occupancy
50%
10%Brixfox estimate(50%)100%
Short-Term Rental
Yearly income
$5,304
Airbnb data$45/night · 50% occupancy
Rental income
$45/night · 50% occ.
$8,078
Running costs (20%)
Utilities, cleaning, maintenance
-$1,616
Income tax (10%)
Indonesian rental income tax
-$808
Property tax
Annual property tax
-$351
Net income
2.6% ROI
$5,304
Long-Term Rental
Yearly income
$7,228
31 comps
Rental income
$1,092/mo
$10,481
Agency fee (10%)
Finder's fee per tenant
-$1,048
Vacancy (~8%)
1.5mo gap per tenancy
-$806
Income tax (10%)
Indonesian rental income tax
-$1,048
Property tax
Annual property tax
-$351
Net income
3.6% ROI
$7,228
Long-term rental earns more with lower risk and less effort.
Growth & Exit Strategy
How your investment grows over time
Freehold — 4%/yr appreciation in Bali.
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 26: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$244K
+22%
Rental Income
+$28K
Total Position
$272K
+36%
6.3%/yr
Year 10
Capital Value
$297K
+48%
Rental Income
+$61K
Total Position
$358K
+78%
6.0%/yr
Year 20
Capital Value
$440K
+119%
Rental Income
+$143K
Total Position
$582K
+190%
5.5%/yr
Year 30
Capital Value
$651K
+224%
Rental Income
+$252K
Total Position
$903K
+350%
5.1%/yr
Location
Bali
Mengwi, Approximate area
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Villa Scorecard
Location
Average
Emerging or secondary location
Rental Yield
Weak
2.6% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Weak
$45 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
190 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
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 2.6% 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.
1.5%
$255/mo
40% occ.
2.1%
$350/mo
50% occ.
2.6%
$442/mo
current
60% occ.
3.2%
$537/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.