OFFPLAN 2 BEDROOM LUXURY RESIDENCE FOR SALE LEASEHOLD IN NUSA DUA BE-2672

OFFPLAN 2 BEDROOM LUXURY RESIDENCE FOR SALE LEASEHOLD IN NUSA DUA BE-2672

Bali, Bali

$585k

Price

2.6%

ROI

2

Bedrooms

52%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 190 m²
Build: 120 m²
Est. Revenue: $28k/yr
Avg Nightly Rate: $147

Investment Analysis

Located in the prestigious Nusa Dua area, this villa enjoys a prime position close to world-class resorts, white-sand beaches, golf courses, beach clubs, and international hotels. The area also offers easy access to a marina, country club, tennis courts, and a helipad, making it one of Bali’s most exclusive lifestyle destinations.

Bali Exception
Bali / Nusa Dua
Commercial Zone

OFFPLAN 2 BEDROOM LUXURY RESIDENCE FOR SALE LEASEHOLD IN NUSA DUA BE-2672

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
120 m²
Land Plot
190 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C investment — short-term rental yields 3.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score45
GradeC
Brixfox Intelligence
45CModerate
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
+0.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$76K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.2%
$1,554/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
31.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$147/night
50% ($74)Brixfox estimate($147/night)200% ($294)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$18,653
Airbnb data$147/night · 52% occupancy
Rental income
$147/night · 52% occ.
$28,110
Running costs (20%)
Utilities, cleaning, maintenance
-$5,622
Income tax (10%)
Indonesian rental income tax
-$2,811
Property tax
Annual property tax
-$1,024
Net income
3.2% ROI
$18,653

Long-Term Rental

Yearly income
$9,064
6 comps
Rental income
$1,453/mo
$13,951
Agency fee (10%)
Finder's fee per tenant
-$1,395
Vacancy (~8%)
1.5mo gap per tenancy
-$1,073
Income tax (10%)
Indonesian rental income tax
-$1,395
Property tax
Annual property tax
-$1,024
Net income
1.5% ROI
$9,064

Short-term rental earns 2.1x more but requires active management.

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$585,000
BPHTB (freehold transfer tax)$29,250
Notary & registration$1,800
Legal / due diligence$5,850
Total acquisition costs$36,900
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,000
($0–$6,000)
Furnishing & STR launch
2bd × $12,000 base + appliances, electronics, outdoor, licence, photography, linens.		$57,200
All-in investment$682,100

Gross yield (asking)

4.8%

True gross yield (all-in)

4.1%

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

Leasehold with 23 years remaining.

$723K$542K$361K$181K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $585KPeak Capital Value: Now
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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 23: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$509K
-13%
18 years remaining
Rental Income
+$99K
Total Position
$608K
+4%
0.8%/yr
Year 10
Capital Value
$328K
-44%
13 years remaining
Rental Income
+$214K
Total Position
$541K
-7%
-0.8%/yr
Year 15
Capital Value
$152K
-74%
8 years remaining
Rental Income
+$347K
Total Position
$499K
-15%
-1.1%/yr
Year 20
Capital Value
$38K
-94%
3 years remaining
Rental Income
+$501K
Total Position
$539K
-8%
-0.4%/yr

Location

Bali

Nusa Dua, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.2% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$147 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Average
190 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
23 years remaining on lease

Top Highlights

Stunning visuals with 10/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.2% 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

32% occ.
1.9%
$928/mo
42% occ.
2.5%
$1,241/mo
52% occ.
3.2%
$1,554/mo
current
62% occ.
3.8%
$1,867/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

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.