Discover Tranquility 2-Bedroom Villa in Balangan for Sale

Discover Tranquility 2-Bedroom Villa in Balangan for Sale

Bali, Bali

$391k

Price

1.2%

ROI

2

Bedrooms

50%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 89 m²
Build: 87.8 m²
Est. Revenue: $7k/yr
Avg Nightly Rate: $40

Investment Analysis

Discover the epitome of luxury living in this exquisite 2-bedroom villa located in the serene paradise of Balangan.

Kibarer
Bali / Balangan

Discover Tranquility 2-Bedroom Villa in Balangan for Sale

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
87.8 m²
Land Plot
89 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C investment — short-term rental yields 1.1% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score40
GradeC
Brixfox Intelligence
40CModerate
Score Breakdown
ROI & Yield44%
Capital Growth42%
Risk Profile43%
Market Demand40%

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
+2.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$17K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.1%
$370/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
29 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
88.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$40/night
50% ($20)Brixfox estimate($40/night)200% ($79)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$4,435
Airbnb data$40/night · 50% occupancy
Rental income
$40/night · 50% occ.
$7,312
Running costs (20%)
Utilities, cleaning, maintenance
-$1,462
Income tax (10%)
Indonesian rental income tax
-$731
Property tax
Annual property tax
-$684
Net income
1.1% ROI
$4,435

Long-Term Rental

Yearly income
$3,219
31 comps
Rental income
$562/mo
$5,397
Agency fee (10%)
Finder's fee per tenant
-$540
Vacancy (~8%)
1.5mo gap per tenancy
-$415
Income tax (10%)
Indonesian rental income tax
-$540
Property tax
Annual property tax
-$684
Net income
0.8% ROI
$3,219

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$511K$383K$256K$128K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $391KPeak Capital Value: Yr 5 ($408K)
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.
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 5Peak
Capital Value
$408K
+4%
25 years remaining
Rental Income
+$24K
Total Position
$431K
+10%
2.0%/yr
Year 10
Capital Value
$394K
+1%
20 years remaining
Rental Income
+$51K
Total Position
$445K
+14%
1.3%/yr
Year 15
Capital Value
$274K
-30%
15 years remaining
Rental Income
+$82K
Total Position
$356K
-9%
-0.6%/yr
Year 20
Capital Value
$141K
-64%
10 years remaining
Rental Income
+$119K
Total Position
$260K
-33%
-2.0%/yr

Location

Bali

Balangan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.1% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Weak
$40 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
89 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
30+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.1% 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.
0.6%
$201/mo
40% occ.
0.9%
$285/mo
50% occ.
1.1%
$370/mo
current
60% occ.
1.4%
$454/mo

Lease Timeline

30 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.