Beautiful town house for lease in Echo Beach

Beautiful town house for lease in Echo Beach

Bali, Bali

$170k

Price

14.2%

ROI

2

Bedrooms

45%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 133 m²
Build: 170 m²
Est. Revenue: $37k/yr
Avg Nightly Rate: $223

Investment Analysis

This gorgeous villa features 2 spacious and cozy en-suite bedrooms. It is semi furnished which gives the next owners a perfect room to decorate and furnish it according to your own taste of luxury.

Kibarer
Bali / Canggu, Echo Beach

Beautiful town house for lease in Echo Beach

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

Grade B investment — long-term rental yields 18.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+7.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.8%
-$66K in 5yr (-39%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.9%
$2,113/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

Adjust Forecast

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Nightly Rate (ADR)
$223/night
50% ($111)Brixfox estimate($223/night)200% ($445)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$25,353
Airbnb data$223/night · 45% occupancy
Rental income
$223/night · 45% occ.
$36,643
Running costs (20%)
Utilities, cleaning, maintenance
-$7,329
Income tax (10%)
Indonesian rental income tax
-$3,664
Property tax
Annual property tax
-$297
Net income
14.9% ROI
$25,353

Long-Term Rental

Yearly income
$31,253
50 comps
Rental income
$4,545/mo
$43,633
Agency fee (10%)
Finder's fee per tenant
-$4,363
Vacancy (~8%)
1.5mo gap per tenancy
-$3,356
Income tax (10%)
Indonesian rental income tax
-$4,363
Property tax
Annual property tax
-$297
Net income
18.4% ROI
$31,253

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$169,753
BPHTB (freehold transfer tax)$8,488
Notary & registration$1,800
Legal / due diligence$1,698
Total acquisition costs$11,986
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,250
($0–$8,500)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$221,689

Gross yield (asking)

21.6%

True gross yield (all-in)

16.5%

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.

$634K$476K$317K$159K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $170KPeak 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
$104K
-39%
12 years remaining
Rental Income
+$135K
Total Position
$238K
+40%
7.0%/yr
Year 10
Capital Value
$44K
-74%
7 years remaining
Rental Income
+$291K
Total Position
$335K
+97%
7.0%/yr
Year 15
Capital Value
$9K
-95%
2 years remaining
Rental Income
+$472K
Total Position
$481K
+183%
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

Canggu, Echo Beach, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
14.9% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$223 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
133 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
17 years remaining on lease

Top Highlights

Prime location in Canggu, Echo Beach — high tourist traffic
High rental yield at 14.9% — outperforms most villas in this market
Premium nightly rate of $223 — positioned in the top tier

Watch Out

Occupancy at 45% — factor in seasonal gaps
Compact plot at 133 m² — limited expansion potential

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%
$1,397/mo
40% occ.
13.2%
$1,871/mo
45% occ.
14.9%
$2,113/mo
current
55% occ.
18.3%
$2,587/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.