Upcoming two bedroom villa inside secure complex

Upcoming two bedroom villa inside secure complex

Bali, Bali

$328k

Price

1.0%

ROI

2

Bedrooms

4%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 94 m²
Build: 99 m²
Est. Revenue: $3k/yr
Avg Nightly Rate: $200

Investment Analysis

Introducing the upcoming two-bedroom villa nestled within a secure complex in the heart of a central locale. With wide access and paramount security, this brand-new residence epitomizes modern living. Enjoy the convenience of a strategic location, with the beach just a leisurely stroll away, seamlessly merging coastal charm with urban accessibility. Inside the secure complex, residents can relish the contemporary design of the villa, ensuring a stylish and comfortable retreat. Adding to the appeal, on-site amenities include a gym, a trendy cafe, and a co-working space, enhancing the overall lifestyle experience. Revel in the perfect blend of security, convenience, and modernity as you make this two-bedroom villa your home in a thriving and desirable location.

Kibarer
Bali / Berawa

Upcoming two bedroom villa inside secure complex

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
99 m²
Land Plot
94 m²
Tenure
Lease 22yr
Yield Curve Status

Grade D investment — long-term rental yields 1.1% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score33
GradeD
Brixfox Intelligence
33DBelow Avg
Score Breakdown
ROI & Yield36%
Capital Growth35%
Risk Profile36%
Market Demand33%

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
-3.7%
-$60K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.4%
$117/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$200/night
50% ($100)Brixfox estimate($200/night)200% ($399)
Occupancy
4%
10%Brixfox estimate(4%)100%

Short-Term Rental

Yearly income
$1,405
Airbnb data$200/night · 4% occupancy
Rental income
$200/night · 4% occ.
$2,827
Running costs (20%)
Utilities, cleaning, maintenance
-$565
Income tax (10%)
Indonesian rental income tax
-$283
Property tax
Annual property tax
-$574
Net income
0.4% ROI
$1,405

Long-Term Rental

Yearly income
$3,732
31 comps
Rental income
$620/mo
$5,955
Agency fee (10%)
Finder's fee per tenant
-$596
Vacancy (~8%)
1.5mo gap per tenancy
-$458
Income tax (10%)
Indonesian rental income tax
-$596
Property tax
Annual property tax
-$574
Net income
1.1% ROI
$3,732

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

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$327,859
BPHTB (freehold transfer tax)$16,393
Notary & registration$1,800
Legal / due diligence$3,279
Total acquisition costs$21,472
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,475
($0–$4,950)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$33,500
All-in investment$385,306

Gross yield (asking)

0.9%

True gross yield (all-in)

0.7%

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 22 years remaining.

$377K$283K$189K$94K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $328KPeak 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.
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
$267K
-18%
17 years remaining
Rental Income
+$7K
Total Position
$275K
-16%
-3.5%/yr
Year 10
Capital Value
$163K
-50%
12 years remaining
Rental Income
+$16K
Total Position
$179K
-45%
-5.9%/yr
Year 15
Capital Value
$69K
-79%
7 years remaining
Rental Income
+$26K
Total Position
$96K
-71%
-7.9%/yr
Year 20
Capital Value
$15K
-96%
2 years remaining
Rental Income
+$38K
Total Position
$52K
-84%
-8.8%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.4% annual return
Occupancy
Weak
4% average occupancy
Nightly Rate
Good
$200 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
94 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.4% 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.
4.5%
$1,227/mo
40% occ.
6.0%
$1,652/mo
4% occ.
0.4%
$117/mo
current
14% occ.
2.0%
$542/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.