Generous seven bedroom freehold real estate for sale in Benoa

Generous seven bedroom freehold real estate for sale in Benoa

Bali, Bali

$617k

Price

12.9%

ROI

7

Bedrooms

36%

Occupancy

7 Bathrooms
Ownership: freehold
Land: 600 m²
Build: 327 m²
Est. Revenue: $94k/yr
Avg Nightly Rate: $718

Investment Analysis

Welcome to this rare and generous seven-bedroom freehold real estate located in the heart of Benoa, just 275 meters—or a flat 3-minute walk—from Tanjung Benoa Beach.

Kibarer
Bali / Nusa Dua, Tanjung Benoa
Commercial Zone

Generous seven bedroom freehold real estate for sale in Benoa

Inventory
7 Beds
Bathrooms
7 Baths
Built Area
327 m²
Land Plot
600 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — long-term rental yields 30.0% net return annually.

Go to Source via Kibarer

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
+14.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$134K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.5%
$5,386/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.6 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$718/night
50% ($359)Brixfox estimate($718/night)200% ($1437)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$64,629
Airbnb data$718/night · 36% occupancy
Rental income
$718/night · 36% occ.
$93,871
Running costs (20%)
Utilities, cleaning, maintenance
-$18,774
Income tax (10%)
Indonesian rental income tax
-$9,387
Property tax
Annual property tax
-$1,080
Net income
10.5% ROI
$64,629

Long-Term Rental

Yearly income
$331,133
2 comps
Rental income
$47,859/mo
$459,444
Agency fee (10%)
Finder's fee per tenant
-$45,944
Vacancy (~8%)
1.5mo gap per tenancy
-$35,342
Income tax (10%)
Indonesian rental income tax
-$45,944
Property tax
Annual property tax
-$1,080
Net income
30.0% ROI
$331,133

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$617,284
BPHTB (freehold transfer tax)$30,864
Notary & registration$1,800
Legal / due diligence$6,173
Total acquisition costs$38,837
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$42,510
($26,160–$58,860)
Furnishing & STR launch
7bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$43,300
All-in investment$741,931

Gross yield (asking)

15.2%

True gross yield (all-in)

12.7%

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.

$5.8M$4.4M$2.9M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $617K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$751K
+22%
Rental Income
+$343K
Total Position
$1.1M
+77%
12.1%/yr
Year 10
Capital Value
$914K
+48%
Rental Income
+$741K
Total Position
$1.7M
+168%
10.4%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.7M
Total Position
$3.1M
+400%
8.4%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$3.1M
Total Position
$5.1M
+722%
7.3%/yr

Location

Bali

Nusa Dua, Tanjung Benoa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.5% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$718 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
600 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.5% — outperforms most villas in this market
Premium nightly rate of $718 — positioned in the top tier
Generous 600 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 36% — 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.
8.7%
$4,499/mo
40% occ.
11.7%
$6,028/mo
36% occ.
10.5%
$5,386/mo
current
46% occ.
13.4%
$6,915/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.