READY NOW 13 BEDROOM BOUTIQUE HOTEL FOR SALE LEASEHOLD IN KEDUNGU BE-2386

READY NOW 13 BEDROOM BOUTIQUE HOTEL FOR SALE LEASEHOLD IN KEDUNGU BE-2386

Bali, Bali

$1.5M

Price

6.0%

ROI

13

Bedrooms

44%

Occupancy

11 Bathrooms
Ownership: leasehold
Land: 2700 m²
Build: 1222 m²
Est. Revenue: $139k/yr
Avg Nightly Rate: $867

Investment Analysis

Located in the fast-growing Kedungu area of Bali, this serene setting is surrounded by lush rice fields and just five minutes from Kedungu Beach. Known for its black-sand shores, surfing spots, and laid-back beach cafés, Kedungu offers a peaceful yet promising atmosphere.

Bali Exception
Bali / Kedungu

READY NOW 13 BEDROOM BOUTIQUE HOTEL FOR SALE LEASEHOLD IN KEDUNGU BE-2386

Inventory
13 Beds
Bathrooms
11 Baths
Built Area
1222 m²
Land Plot
2700 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — short-term rental yields 6.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+4.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$121K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$7,884/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
23 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.9 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$867/night
50% ($434)Brixfox estimate($867/night)200% ($1735)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$94,611
Airbnb data$867/night · 44% occupancy
Rental income
$867/night · 44% occ.
$138,909
Running costs (20%)
Utilities, cleaning, maintenance
-$27,782
Income tax (10%)
Indonesian rental income tax
-$13,891
Property tax
Annual property tax
-$2,625
Net income
6.3% ROI
$94,611

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$3.7M$2.8M$1.9M$936K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $1.5MPeak 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 14: 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
$1.4M
-8%
19 years remaining
Rental Income
+$502K
Total Position
$1.9M
+25%
4.6%/yr
Year 10
Capital Value
$927K
-38%
14 years remaining
Rental Income
+$1.1M
Total Position
$2.0M
+34%
3.0%/yr
Year 15
Capital Value
$457K
-70%
9 years remaining
Rental Income
+$1.8M
Total Position
$2.2M
+48%
2.6%/yr
Year 20
Capital Value
$125K
-92%
4 years remaining
Rental Income
+$2.5M
Total Position
$2.7M
+78%
2.9%/yr

Location

Bali

Kedungu, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.3% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$867 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
2700 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Premium nightly rate of $867 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 2700 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — 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.
4.3%
$5,321/mo
40% occ.
5.7%
$7,168/mo
44% occ.
6.3%
$7,884/mo
current
54% occ.
7.8%
$9,731/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.