UPCOMING LUXURY TWO BEDROOMS VILLAS IN BALANGAN

UPCOMING LUXURY TWO BEDROOMS VILLAS IN BALANGAN

Bali, Bali

$187k

Price

2.2%

ROI

2

Bedrooms

48%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 200 m²
Build: 160 m²
Est. Revenue: $6k/yr
Avg Nightly Rate: $34

Investment Analysis

Introducing an upcoming luxury villa in Balangan, one of Bali's most sought-after beach destinations. This stunning villa boasts a prime location just a short walk from the beach.

Kibarer
Bali / Balangan

UPCOMING LUXURY TWO BEDROOMS VILLAS IN BALANGAN

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
160 m²
Land Plot
200 m²
Tenure
Lease 17yr
Yield Curve Status

Grade C investment — long-term rental yields 3.9% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score35
GradeC
Brixfox Intelligence
35CModerate
Score Breakdown
ROI & Yield39%
Capital Growth37%
Risk Profile38%
Market Demand35%

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
-5.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.8%
-$73K in 5yr (-39%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.1%
$322/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
48.3 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$34/night
50% ($17)Brixfox estimate($34/night)200% ($68)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$3,867
Airbnb data$34/night · 48% occupancy
Rental income
$34/night · 48% occ.
$5,992
Running costs (20%)
Utilities, cleaning, maintenance
-$1,198
Income tax (10%)
Indonesian rental income tax
-$599
Property tax
Annual property tax
-$327
Net income
2.1% ROI
$3,867

Long-Term Rental

Yearly income
$7,340
31 comps
Rental income
$1,105/mo
$10,603
Agency fee (10%)
Finder's fee per tenant
-$1,060
Vacancy (~8%)
1.5mo gap per tenancy
-$816
Income tax (10%)
Indonesian rental income tax
-$1,060
Property tax
Annual property tax
-$327
Net income
3.9% ROI
$7,340

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 17 years remaining.

$215K$161K$107K$54K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $187KPeak Capital Value: Now
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
$114K
-39%
12 years remaining
Rental Income
+$21K
Total Position
$135K
-28%
-6.4%/yr
Year 10
Capital Value
$48K
-74%
7 years remaining
Rental Income
+$44K
Total Position
$93K
-50%
-6.8%/yr
Year 15
Capital Value
$10K
-95%
2 years remaining
Rental Income
+$72K
Total Position
$82K
-56%
-5.3%/yr
Leasehold Alert
With 17 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 2 years.

Location

Bali

Balangan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.1% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Weak
$34 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
17 years remaining on lease

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.1% 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.
1.2%
$190/mo
40% occ.
1.7%
$262/mo
48% occ.
2.1%
$322/mo
current
58% occ.
2.5%
$395/mo

Lease Timeline

17 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 2 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.