Charming Two Bedroom Villa nestled in Ungasan

Charming Two Bedroom Villa nestled in Ungasan

Bali, Bali

$216k

Price

1.8%

ROI

2

Bedrooms

4%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 160 m²
Build: 143 m²
Est. Revenue: $3k/yr
Avg Nightly Rate: $234

Investment Analysis

This property offer two bedrooms and two bathrooms villa in Ungasan . Only 10 minutes to Padang - Padang Beach , 15 minutes to Jimbaran Beach , 15 minutes to Thomas Beach . Fully furnished , dining room with dining ware , mini garden , private swimming pool , livingroom , 1 car parking and motorbikes . This villa has 2 unit side to side with same design and layout . Good for investment in Bali for bussnies or for your future home .

Kibarer
Bali / Ungasan

Charming Two Bedroom Villa nestled in Ungasan

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
143 m²
Land Plot
160 m²
Tenure
Lease 27yr
Yield Curve Status

Grade D investment — long-term rental yields 2.9% 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%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+0.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$227 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.9%
$166/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
26 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)
$234/night
50% ($117)Brixfox estimate($234/night)200% ($467)
Occupancy
4%
10%Brixfox estimate(4%)100%

Short-Term Rental

Yearly income
$1,986
Airbnb data$234/night · 4% occupancy
Rental income
$234/night · 4% occ.
$3,377
Running costs (20%)
Utilities, cleaning, maintenance
-$675
Income tax (10%)
Indonesian rental income tax
-$338
Property tax
Annual property tax
-$378
Net income
0.9% ROI
$1,986

Long-Term Rental

Yearly income
$6,198
31 comps
Rental income
$947/mo
$9,095
Agency fee (10%)
Finder's fee per tenant
-$909
Vacancy (~8%)
1.5mo gap per tenancy
-$700
Income tax (10%)
Indonesian rental income tax
-$909
Property tax
Annual property tax
-$378
Net income
2.9% ROI
$6,198

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$216,049
BPHTB (freehold transfer tax)$10,802
Notary & registration$1,800
Legal / due diligence$2,160
Total acquisition costs$14,762
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,575
($0–$7,150)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$270,086

Gross yield (asking)

1.6%

True gross yield (all-in)

1.3%

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 27 years remaining.

$261K$196K$131K$65K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $216KPeak Capital Value: Yr 2 ($219K)
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
$216K
-0%
22 years remaining
Rental Income
+$11K
Total Position
$226K
+5%
0.9%/yr
Year 10
Capital Value
$176K
-19%
17 years remaining
Rental Income
+$23K
Total Position
$199K
-8%
-0.8%/yr
Year 15
Capital Value
$107K
-50%
12 years remaining
Rental Income
+$37K
Total Position
$144K
-33%
-2.7%/yr
Year 20
Capital Value
$46K
-79%
7 years remaining
Rental Income
+$53K
Total Position
$99K
-54%
-3.8%/yr

Location

Bali

Ungasan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.9% annual return
Occupancy
Weak
4% average occupancy
Nightly Rate
Strong
$234 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
160 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

Premium nightly rate of $234 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
27+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.9% 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.
8.1%
$1,461/mo
40% occ.
10.9%
$1,958/mo
4% occ.
0.9%
$166/mo
current
14% occ.
3.7%
$663/mo

Lease Timeline

27 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.