Great investment multilevel apartment building facing the ocean in Bingin

Great investment multilevel apartment building facing the ocean in Bingin

Bali, Bali

$1.2M

Price

2.4%

ROI

5

Bedrooms

29%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 230 m²
Build: 420 m²
Est. Revenue: $66k/yr
Avg Nightly Rate: $626

Investment Analysis

Seize a fantastic investment opportunity with this multilevel apartment building facing the ocean in Bingin.

Kibarer
Bali / Bingin
Long Lease

Great investment multilevel apartment building facing the ocean in Bingin

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
420 m²
Land Plot
230 m²
Tenure
Lease 44yr
Yield Curve Status

Grade C+ investment — short-term rental yields 3.5% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$198K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$3,643/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$626/night
50% ($313)Brixfox estimate($626/night)200% ($1251)
Occupancy
29%
10%Brixfox estimate(29%)100%

Short-Term Rental

Yearly income
$43,714
Airbnb data$626/night · 29% occupancy
Rental income
$626/night · 29% occ.
$65,564
Running costs (20%)
Utilities, cleaning, maintenance
-$13,113
Income tax (10%)
Indonesian rental income tax
-$6,556
Property tax
Annual property tax
-$2,181
Net income
3.5% ROI
$43,714

Long-Term Rental

Yearly income
$15,068
8 comps
Rental income
$2,485/mo
$23,855
Agency fee (10%)
Finder's fee per tenant
-$2,386
Vacancy (~8%)
1.5mo gap per tenancy
-$1,835
Income tax (10%)
Indonesian rental income tax
-$2,386
Property tax
Annual property tax
-$2,181
Net income
1.2% ROI
$15,068

Short-term rental earns 2.9x more but requires active management.

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$1,246,221
BPHTB (freehold transfer tax)$62,311
Notary & registration$1,800
Legal / due diligence$12,462
Total acquisition costs$76,573
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$10,500
($0–$21,000)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$1,390,594

Gross yield (asking)

5.3%

True gross yield (all-in)

4.7%

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 44 years remaining.

$4.5M$3.4M$2.2M$1.1M$0Yr 0Yr 10Yr 20Yr 30Yr 40Purchase PriceIlliquid zoneUnsellableToday: $1.2MPeak Capital Value: Yr 19 ($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 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
$1.4M
+16%
39 years remaining
Rental Income
+$232K
Total Position
$1.7M
+35%
6.1%/yr
Year 10
Capital Value
$1.7M
+34%
34 years remaining
Rental Income
+$501K
Total Position
$2.2M
+75%
5.7%/yr
Year 15
Capital Value
$1.9M
+53%
29 years remaining
Rental Income
+$813K
Total Position
$2.7M
+118%
5.3%/yr
Year 20
Capital Value
$2.0M
+57%
24 years remaining
Rental Income
+$1.2M
Total Position
$3.1M
+151%
4.7%/yr

Location

Bali

Bingin, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.5% annual return
Occupancy
Weak
29% average occupancy
Nightly Rate
Strong
$626 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
230 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
44 years remaining on lease

Top Highlights

Premium nightly rate of $626 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
44+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.5% 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

30% occ.
3.7%
$3,815/mo
40% occ.
5.0%
$5,147/mo
29% occ.
3.5%
$3,643/mo
current
39% occ.
4.8%
$4,975/mo

Lease Timeline

44 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.