Beautiful 4-Bedroom Villa in Balangan

Beautiful 4-Bedroom Villa in Balangan

Bali, Bali

$1.1M

Price

5.9%

ROI

4

Bedrooms

68%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 440 m²
Build: 421 m²
Est. Revenue: $105k/yr
Avg Nightly Rate: $427

Investment Analysis

KUBU Indulge in luxury living with this 4 bedroom and 5 bathroom villa in Balangan, now for sale. Fully furnished for your convenience, it features a private pool, a stylish kitchen with top-notch appliances, and captivating sea and golf course views. Each bedroom is a tranquil retreat, ensuring a harmonious living experience. Move seamlessly into this haven of comfort and elegance, with easy access to both the sea and a nearby golf course. Don't miss the opportunity to make this fully furnished villa your own, where luxury meets convenience in the heart of Balangan.

Kibarer
Bali / Balangan
Long Lease

Beautiful 4-Bedroom Villa in Balangan

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
421 m²
Land Plot
440 m²
Tenure
Lease 48yr
Yield Curve Status

Grade B investment — short-term rental yields 6.2% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$183K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$5,979/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.0 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$427/night
50% ($213)Brixfox estimate($427/night)200% ($854)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$71,746
Airbnb data$427/night · 68% occupancy
Rental income
$427/night · 68% occ.
$105,369
Running costs (20%)
Utilities, cleaning, maintenance
-$21,074
Income tax (10%)
Indonesian rental income tax
-$10,537
Property tax
Annual property tax
-$2,013
Net income
6.2% ROI
$71,746

Long-Term Rental

Yearly income
$29,703
30 comps
Rental income
$4,569/mo
$43,862
Agency fee (10%)
Finder's fee per tenant
-$4,386
Vacancy (~8%)
1.5mo gap per tenancy
-$3,374
Income tax (10%)
Indonesian rental income tax
-$4,386
Property tax
Annual property tax
-$2,013
Net income
2.6% ROI
$29,703

Short-term rental earns 2.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 48 years remaining.

$8.6M$6.5M$4.3M$2.2M$0Yr 0Yr 10Yr 20Yr 30Yr 40Purchase PriceIlliquid zoneUnsellableToday: $1.1MPeak Capital Value: Yr 23 ($2.0M)Paid back2x Return
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 14: 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
$1.3M
+16%
43 years remaining
Rental Income
+$381K
Total Position
$1.7M
+49%
8.3%/yr
Year 10
Capital Value
$1.5M
+34%
38 years remaining
Rental Income
+$822K
Total Position
$2.4M
+106%
7.5%/yr
Year 15
Capital Value
$1.8M
+56%
33 years remaining
Rental Income
+$1.3M
Total Position
$3.1M
+172%
6.9%/yr
Year 20
Capital Value
$2.0M
+73%
28 years remaining
Rental Income
+$1.9M
Total Position
$3.9M
+241%
6.3%/yr

Location

Bali

Balangan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.2% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$427 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
440 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
48 years remaining on lease

Top Highlights

Premium nightly rate of $427 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
48+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

48% occ.
4.3%
$4,161/mo
58% occ.
5.3%
$5,070/mo
68% occ.
6.2%
$5,979/mo
current
78% occ.
7.2%
$6,888/mo

Lease Timeline

48 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.