Upcoming Two Bedroom Loft Style Leasehold Units in Balangan

Upcoming Two Bedroom Loft Style Leasehold Units in Balangan

Bali, Bali

$132k

Price

19.1%

ROI

2

Bedrooms

48%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 65 m²
Build: 71 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $235

Investment Analysis

Introducing a limited collection of upcoming two-bedroom loft-style leasehold units in the peaceful and fast-growing area of Balangan.

Kibarer
Bali / Balangan
Commercial Zone

Upcoming Two Bedroom Loft Style Leasehold Units in Balangan

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
71 m²
Land Plot
65 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 21.7% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+20.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$11K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
21.7%
$2,393/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
4.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$235/night
50% ($117)Brixfox estimate($235/night)200% ($469)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$28,712
Airbnb data$235/night · 48% occupancy
Rental income
$235/night · 48% occ.
$41,347
Running costs (20%)
Utilities, cleaning, maintenance
-$8,269
Income tax (10%)
Indonesian rental income tax
-$4,135
Property tax
Annual property tax
-$231
Net income
21.7% ROI
$28,712

Long-Term Rental

Yearly income
$13,503
6 comps
Rental income
$1,979/mo
$18,995
Agency fee (10%)
Finder's fee per tenant
-$1,899
Vacancy (~8%)
1.5mo gap per tenancy
-$1,461
Income tax (10%)
Indonesian rental income tax
-$1,899
Property tax
Annual property tax
-$231
Net income
10.2% ROI
$13,503

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$1.1M$853K$568K$284K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $132KPeak 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 5: 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
$121K
-8%
19 years remaining
Rental Income
+$152K
Total Position
$274K
+107%
15.7%/yr
Year 10
Capital Value
$82K
-38%
14 years remaining
Rental Income
+$329K
Total Position
$411K
+211%
12.0%/yr
Year 15
Capital Value
$40K
-70%
9 years remaining
Rental Income
+$534K
Total Position
$574K
+335%
10.3%/yr
Year 20
Capital Value
$11K
-92%
4 years remaining
Rental Income
+$771K
Total Position
$782K
+492%
9.3%/yr

Location

Bali

Balangan, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
21.7% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$235 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
65 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 21.7% — outperforms most Bali villas
Premium nightly rate of $235 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — factor in seasonal gaps

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

30% occ.
13.4%
$1,480/mo
40% occ.
18.0%
$1,979/mo
48% occ.
21.7%
$2,393/mo
current
58% occ.
26.3%
$2,892/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.