Freehold 3 bedroom villa with rice field view

Freehold 3 bedroom villa with rice field view

Bali, Bali

$355k

Price

4.4%

ROI

3

Bedrooms

44%

Occupancy

2 Bathrooms
Ownership: freehold
Land: 1000 m²
Build: 450 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $183

Investment Analysis

This freehold three-bedroom villa located in a quiet area of Nyambu Tabanan. It is fully furnished in a good taste with great furnishing.

Kibarer
Bali / Nyambu Tabanan

Freehold 3 bedroom villa with rice field view

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
450 m²
Land Plot
1000 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — long-term rental yields 7.8% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$77K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$1,682/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$183/night
50% ($92)Brixfox estimate($183/night)200% ($366)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$20,185
Airbnb data$183/night · 44% occupancy
Rental income
$183/night · 44% occ.
$29,723
Running costs (20%)
Utilities, cleaning, maintenance
-$5,945
Income tax (10%)
Indonesian rental income tax
-$2,972
Property tax
Annual property tax
-$621
Net income
5.7% ROI
$20,185

Long-Term Rental

Yearly income
$27,650
25 comps
Rental income
$4,073/mo
$39,098
Agency fee (10%)
Finder's fee per tenant
-$3,910
Vacancy (~8%)
1.5mo gap per tenancy
-$3,008
Income tax (10%)
Indonesian rental income tax
-$3,910
Property tax
Annual property tax
-$621
Net income
7.8% ROI
$27,650

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$354,938
BPHTB (freehold transfer tax)$17,747
Notary & registration$1,800
Legal / due diligence$3,549
Total acquisition costs$23,096
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$11,250
($0–$22,500)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$432,184

Gross yield (asking)

8.4%

True gross yield (all-in)

6.9%

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.

$2.4M$1.8M$1.2M$607K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $355K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$432K
+22%
Rental Income
+$107K
Total Position
$539K
+52%
8.7%/yr
Year 10
Capital Value
$525K
+48%
Rental Income
+$231K
Total Position
$757K
+113%
7.9%/yr
Year 20
Capital Value
$778K
+119%
Rental Income
+$542K
Total Position
$1.3M
+272%
6.8%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$960K
Total Position
$2.1M
+495%
6.1%/yr

Location

Bali

Nyambu Tabanan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.7% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$183 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1000 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
Generous 1000 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — 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.
3.8%
$1,118/mo
40% occ.
5.1%
$1,508/mo
44% occ.
5.7%
$1,682/mo
current
54% occ.
7.0%
$2,072/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.