Charming and profitable leasehold guest house in Ungasan

Charming and profitable leasehold guest house in Ungasan

Bali, Bali

$431k

Price

9.0%

ROI

6

Bedrooms

68%

Occupancy

7 Bathrooms
Ownership: leasehold
Land: 800 m²
Build: 250 m²
Est. Revenue: $57k/yr
Avg Nightly Rate: $230

Investment Analysis

This charming and profitable leasehold guest house in Ungasan presents an excellent opportunity for both lifestyle and investment.

Kibarer
Bali / Ungasan

Charming and profitable leasehold guest house in Ungasan

Inventory
6 Beds
Bathrooms
7 Baths
Built Area
250 m²
Land Plot
800 m²
Tenure
Lease 18yr
Yield Curve Status

Grade C+ investment — long-term rental yields 30.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+2.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.1%
-$154K in 5yr (-36%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.1%
$3,278/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$230/night
50% ($115)Brixfox estimate($230/night)200% ($461)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$39,342
Airbnb data$230/night · 68% occupancy
Rental income
$230/night · 68% occ.
$57,281
Running costs (20%)
Utilities, cleaning, maintenance
-$11,456
Income tax (10%)
Indonesian rental income tax
-$5,728
Property tax
Annual property tax
-$755
Net income
9.1% ROI
$39,342

Long-Term Rental

Yearly income
$353,848
2 comps
Rental income
$51,084/mo
$490,409
Agency fee (10%)
Finder's fee per tenant
-$49,041
Vacancy (~8%)
1.5mo gap per tenancy
-$37,724
Income tax (10%)
Indonesian rental income tax
-$49,041
Property tax
Annual property tax
-$755
Net income
30.0% ROI
$353,848

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 18 years remaining.

$1.1M$795K$530K$265K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $431KPeak 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 10: 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
$278K
-36%
13 years remaining
Rental Income
+$209K
Total Position
$487K
+13%
2.4%/yr
Year 10
Capital Value
$129K
-70%
8 years remaining
Rental Income
+$451K
Total Position
$580K
+34%
3.0%/yr
Year 15
Capital Value
$32K
-93%
3 years remaining
Rental Income
+$732K
Total Position
$764K
+77%
3.9%/yr
Leasehold Alert
With 18 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 3 years.

Location

Bali

Ungasan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.1% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$230 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
800 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
18 years remaining on lease

Top Highlights

High rental yield at 9.1% — outperforms most Bali villas
Premium nightly rate of $230 — positioned in the top tier
Generous 800 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

48% occ.
6.4%
$2,298/mo
58% occ.
7.8%
$2,788/mo
68% occ.
9.1%
$3,278/mo
current
78% occ.
10.5%
$3,769/mo

Lease Timeline

18 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 3 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.