Brand new leasehold two bedroom property in Melasti area

Brand new leasehold two bedroom property in Melasti area

Bali, Bali

$151k

Price

8.5%

ROI

2

Bedrooms

46%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 131 m²
Build: 88 m²
Est. Revenue: $21k/yr
Avg Nightly Rate: $122

Investment Analysis

This upcoming two-story, two-bedroom villa is designed for those who seek a seamless blend of modern comfort, sophisticated design, and proven tropical leisure.

Kibarer
Bali / Melasti

Brand new leasehold two bedroom property in Melasti area

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

Grade C+ investment — short-term rental yields 9.4% 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%

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
+6.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$20K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.4%
$1,183/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$122/night
50% ($61)Brixfox estimate($122/night)200% ($245)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$14,199
Airbnb data$122/night · 46% occupancy
Rental income
$122/night · 46% occ.
$20,661
Running costs (20%)
Utilities, cleaning, maintenance
-$4,132
Income tax (10%)
Indonesian rental income tax
-$2,066
Property tax
Annual property tax
-$264
Net income
9.4% ROI
$14,199

Long-Term Rental

Yearly income
$10,693
8 comps
Rental income
$1,578/mo
$15,153
Agency fee (10%)
Finder's fee per tenant
-$1,515
Vacancy (~8%)
1.5mo gap per tenancy
-$1,166
Income tax (10%)
Indonesian rental income tax
-$1,515
Property tax
Annual property tax
-$264
Net income
7.1% ROI
$10,693

Short-term rental earns 1.3x 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$150,585
BPHTB (freehold transfer tax)$7,529
Notary & registration$1,800
Legal / due diligence$1,506
Total acquisition costs$10,835
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,200
($0–$4,400)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$199,320

Gross yield (asking)

13.7%

True gross yield (all-in)

10.4%

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 23 years remaining.

$530K$397K$265K$132K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $151KPeak 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
$131K
-13%
18 years remaining
Rental Income
+$75K
Total Position
$206K
+37%
6.5%/yr
Year 10
Capital Value
$84K
-44%
13 years remaining
Rental Income
+$163K
Total Position
$247K
+64%
5.1%/yr
Year 15
Capital Value
$39K
-74%
8 years remaining
Rental Income
+$264K
Total Position
$303K
+101%
4.8%/yr
Year 20
Capital Value
$10K
-94%
3 years remaining
Rental Income
+$382K
Total Position
$391K
+160%
4.9%/yr

Location

Bali

Melasti, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.4% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Good
$122 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
131 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 9.4% — outperforms most villas in this market
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.1%
$760/mo
40% occ.
8.1%
$1,020/mo
46% occ.
9.4%
$1,183/mo
current
56% occ.
11.5%
$1,444/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.