OFFPLAN 2 BEDROOM LUXURY RESIDENCE FOR SALE LEASEHOLD IN NUSA DUA BE-2872

OFFPLAN 2 BEDROOM LUXURY RESIDENCE FOR SALE LEASEHOLD IN NUSA DUA BE-2872

Bali, Bali

$540k

Price

3.5%

ROI

2

Bedrooms

65%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 160 m²
Build: 130 m²
Est. Revenue: $29k/yr
Avg Nightly Rate: $124

Investment Analysis

Located in the prestigious area of Nusa Dua, this 2 bedroom leasehold villa is set within an exclusive lifestyle destination, surrounded by world-class amenities. Just minutes away from luxury 5-star resorts, a golf course, country club, marina, tennis courts, and international hotels, the location offers both convenience and a high-end environment.

Bali Exception
Bali / Nusa Dua

OFFPLAN 2 BEDROOM LUXURY RESIDENCE FOR SALE LEASEHOLD IN NUSA DUA BE-2872

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

Grade C investment — short-term rental yields 3.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score41
GradeC
Brixfox Intelligence
41CModerate
Score Breakdown
ROI & Yield45%
Capital Growth43%
Risk Profile44%
Market Demand41%

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
+1.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$70K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.6%
$1,623/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
27.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$124/night
50% ($62)Brixfox estimate($124/night)200% ($247)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Yearly income
$19,479
Airbnb data$124/night · 65% occupancy
Rental income
$124/night · 65% occ.
$29,177
Running costs (20%)
Utilities, cleaning, maintenance
-$5,835
Income tax (10%)
Indonesian rental income tax
-$2,918
Property tax
Annual property tax
-$945
Net income
3.6% ROI
$19,479

Long-Term Rental

Yearly income
$7,982
6 comps
Rental income
$1,286/mo
$12,346
Agency fee (10%)
Finder's fee per tenant
-$1,235
Vacancy (~8%)
1.5mo gap per tenancy
-$950
Income tax (10%)
Indonesian rental income tax
-$1,235
Property tax
Annual property tax
-$945
Net income
1.5% ROI
$7,982

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$727K$545K$363K$182K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $540KPeak Capital Value: NowPaid back
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 21: 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
$470K
-13%
18 years remaining
Rental Income
+$103K
Total Position
$573K
+6%
1.2%/yr
Year 10
Capital Value
$302K
-44%
13 years remaining
Rental Income
+$223K
Total Position
$526K
-3%
-0.3%/yr
Year 15
Capital Value
$140K
-74%
8 years remaining
Rental Income
+$362K
Total Position
$502K
-7%
-0.5%/yr
Year 20
Capital Value
$35K
-94%
3 years remaining
Rental Income
+$523K
Total Position
$558K
+3%
0.2%/yr

Location

Bali

Nusa Dua, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.6% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Good
$124 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
160 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.6% 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

45% occ.
2.4%
$1,097/mo
55% occ.
3.0%
$1,360/mo
65% occ.
3.6%
$1,623/mo
current
75% occ.
4.2%
$1,886/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.