Upcoming two bedroom leasehold villa in coastal area of Balangan

Upcoming two bedroom leasehold villa in coastal area of Balangan

Bali, Bali

$140k

Price

12.7%

ROI

2

Bedrooms

43%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 120 m²
Build: 70 m²
Est. Revenue: $23k/yr
Avg Nightly Rate: $144

Investment Analysis

Discover your coastal paradise with this charming two-bedroom leasehold villa in the scenic Balangan area. Perfectly blending comfort and style, this villa offers a serene retreat for those seeking a laid-back lifestyle.

Kibarer
Bali / Balangan
Commercial Zone

Upcoming two bedroom leasehold villa in coastal area of Balangan

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
70 m²
Land Plot
120 m²
Tenure
Lease 17yr
Yield Curve Status

Grade B investment — long-term rental yields 13.3% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+3.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.8%
-$55K in 5yr (-39%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.1%
$1,298/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.0 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$144/night
50% ($72)Brixfox estimate($144/night)200% ($288)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$15,580
Airbnb data$144/night · 43% occupancy
Rental income
$144/night · 43% occ.
$22,608
Running costs (20%)
Utilities, cleaning, maintenance
-$4,522
Income tax (10%)
Indonesian rental income tax
-$2,261
Property tax
Annual property tax
-$245
Net income
11.1% ROI
$15,580

Long-Term Rental

Yearly income
$18,627
6 comps
Rental income
$2,719/mo
$26,099
Agency fee (10%)
Finder's fee per tenant
-$2,610
Vacancy (~8%)
1.5mo gap per tenancy
-$2,008
Income tax (10%)
Indonesian rental income tax
-$2,610
Property tax
Annual property tax
-$245
Net income
13.3% ROI
$18,627

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 17 years remaining.

$390K$292K$195K$97K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $140KPeak Capital Value: NowPaid 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 9: 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
$86K
-39%
12 years remaining
Rental Income
+$83K
Total Position
$168K
+20%
3.7%/yr
Year 10
Capital Value
$36K
-74%
7 years remaining
Rental Income
+$179K
Total Position
$215K
+53%
4.4%/yr
Year 15
Capital Value
$8K
-95%
2 years remaining
Rental Income
+$290K
Total Position
$297K
+112%
5.1%/yr
Leasehold Alert
With 17 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 2 years.

Location

Bali

Balangan, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.1% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Good
$144 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
120 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
17 years remaining on lease

Top Highlights

High rental yield at 11.1% — outperforms most Bali villas
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 43% — 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.
7.7%
$899/mo
40% occ.
10.3%
$1,205/mo
43% occ.
11.1%
$1,298/mo
current
53% occ.
13.7%
$1,605/mo

Lease Timeline

17 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 2 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.