Upcoming Modern Two Bedrooms Villa in Balangan

Upcoming Modern Two Bedrooms Villa in Balangan

Bali, Bali

$134k

Price

15.2%

ROI

2

Bedrooms

45%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 70 m²
Est. Revenue: $29k/yr
Avg Nightly Rate: $177

Investment Analysis

Introducing an upcoming modern 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, providing the ultimate tropical living experience.

Kibarer
Bali / Balangan
Commercial Zone

Upcoming Modern Two Bedrooms Villa in Balangan

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

Grade B investment — long-term rental yields 16.1% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.8%
-$52K in 5yr (-39%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.0%
$1,673/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$177/night
50% ($88)Brixfox estimate($177/night)200% ($354)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$20,076
Airbnb data$177/night · 45% occupancy
Rental income
$177/night · 45% occ.
$29,016
Running costs (20%)
Utilities, cleaning, maintenance
-$5,803
Income tax (10%)
Indonesian rental income tax
-$2,902
Property tax
Annual property tax
-$235
Net income
15.0% ROI
$20,076

Long-Term Rental

Yearly income
$21,654
7 comps
Rental income
$3,153/mo
$30,271
Agency fee (10%)
Finder's fee per tenant
-$3,027
Vacancy (~8%)
1.5mo gap per tenancy
-$2,329
Income tax (10%)
Indonesian rental income tax
-$3,027
Property tax
Annual property tax
-$235
Net income
16.1% ROI
$21,654

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$134,117
BPHTB (freehold transfer tax)$6,706
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$10,006
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,750
($0–$3,500)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$33,500
All-in investment$179,373

Gross yield (asking)

21.6%

True gross yield (all-in)

16.2%

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 17 years remaining.

$502K$377K$251K$126K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $134KPeak 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
$82K
-39%
12 years remaining
Rental Income
+$107K
Total Position
$188K
+40%
7.0%/yr
Year 10
Capital Value
$35K
-74%
7 years remaining
Rental Income
+$230K
Total Position
$265K
+98%
7.0%/yr
Year 15
Capital Value
$7K
-95%
2 years remaining
Rental Income
+$373K
Total Position
$381K
+184%
7.2%/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
Strong
15.0% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Good
$177 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
17 years remaining on lease

Top Highlights

High rental yield at 15.0% — outperforms most villas in this market
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — 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.
9.9%
$1,111/mo
40% occ.
13.3%
$1,488/mo
45% occ.
15.0%
$1,673/mo
current
55% occ.
18.3%
$2,050/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.