Upcoming Two-Bedroom Leasehold Villa with Prime Potential in Melasti

Upcoming Two-Bedroom Leasehold Villa with Prime Potential in Melasti

Bali, Bali

$124k

Price

13.6%

ROI

2

Bedrooms

51%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 110 m²
Build: 60 m²
Est. Revenue: $25k/yr
Avg Nightly Rate: $135

Investment Analysis

Introducing an exciting investment opportunity — an upcoming two-bedroom leasehold guesthouse located in the vibrant Melasti area.

Kibarer
Bali / Melasti

Upcoming Two-Bedroom Leasehold Villa with Prime Potential in Melasti

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
60 m²
Land Plot
110 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B investment — short-term rental yields 14.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$16K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.0%
$1,442/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$135/night
50% ($67)Brixfox estimate($135/night)200% ($270)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$17,306
Airbnb data$135/night · 51% occupancy
Rental income
$135/night · 51% occ.
$25,032
Running costs (20%)
Utilities, cleaning, maintenance
-$5,006
Income tax (10%)
Indonesian rental income tax
-$2,503
Property tax
Annual property tax
-$216
Net income
14.0% ROI
$17,306

Long-Term Rental

Yearly income
$8,277
8 comps
Rental income
$1,224/mo
$11,746
Agency fee (10%)
Finder's fee per tenant
-$1,175
Vacancy (~8%)
1.5mo gap per tenancy
-$904
Income tax (10%)
Indonesian rental income tax
-$1,175
Property tax
Annual property tax
-$216
Net income
6.7% ROI
$8,277

Short-term rental earns 2.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$646K$484K$323K$161K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $124KPeak 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 7: 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
$107K
-13%
18 years remaining
Rental Income
+$92K
Total Position
$199K
+61%
10.0%/yr
Year 10
Capital Value
$69K
-44%
13 years remaining
Rental Income
+$198K
Total Position
$268K
+117%
8.0%/yr
Year 15
Capital Value
$32K
-74%
8 years remaining
Rental Income
+$322K
Total Position
$354K
+186%
7.3%/yr
Year 20
Capital Value
$8K
-94%
3 years remaining
Rental Income
+$465K
Total Position
$473K
+283%
6.9%/yr

Location

Bali

Melasti, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.0% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$135 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
110 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 14.0% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
8.4%
$868/mo
41% occ.
11.2%
$1,155/mo
51% occ.
14.0%
$1,442/mo
current
61% occ.
16.8%
$1,729/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.