Charming Modern 2-Bedroom Villa in Kedungu

Charming Modern 2-Bedroom Villa in Kedungu

Bali, Bali

$185k

Price

12.1%

ROI

2

Bedrooms

72%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 210 m²
Build: 159 m²
Est. Revenue: $33k/yr
Avg Nightly Rate: $125

Investment Analysis

Located in the heart of Kedungu, just a few minutes’ drive from Kedungu Beach, this charming modern villa sits on 2.1 are of land with a 66 sqm building size. Surrounded by popular cafés and local restaurants, and only 15 minutes from Canggu, it offers a relaxed coastal lifestyle with easy access to Bali’s lively scenes.

Propertia
Bali / Kedungu
Commercial Zone

Charming Modern 2-Bedroom Villa in Kedungu

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
159 m²
Land Plot
210 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B investment — short-term rental yields 12.3% net return annually.

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The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+12.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$195 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.3%
$1,899/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$125/night
50% ($63)Brixfox estimate($125/night)200% ($250)
Occupancy
72%
10%Brixfox estimate(72%)100%

Short-Term Rental

Yearly income
$22,790
Airbnb data$125/night · 72% occupancy
Rental income
$125/night · 72% occ.
$33,020
Running costs (20%)
Utilities, cleaning, maintenance
-$6,604
Income tax (10%)
Indonesian rental income tax
-$3,302
Property tax
Annual property tax
-$324
Net income
12.3% ROI
$22,790

Long-Term Rental

Yearly income
$14,281
10 comps
Rental income
$2,104/mo
$20,199
Agency fee (10%)
Finder's fee per tenant
-$2,020
Vacancy (~8%)
1.5mo gap per tenancy
-$1,554
Income tax (10%)
Indonesian rental income tax
-$2,020
Property tax
Annual property tax
-$324
Net income
7.7% ROI
$14,281

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$1.1M$800K$533K$267K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $185KPeak Capital Value: Yr 2 ($188K)Paid 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 8: 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
$185K
-0%
22 years remaining
Rental Income
+$121K
Total Position
$306K
+65%
10.6%/yr
Year 10
Capital Value
$151K
-19%
17 years remaining
Rental Income
+$261K
Total Position
$412K
+123%
8.3%/yr
Year 15
Capital Value
$92K
-50%
12 years remaining
Rental Income
+$424K
Total Position
$516K
+179%
7.1%/yr
Year 20
Capital Value
$39K
-79%
7 years remaining
Rental Income
+$612K
Total Position
$652K
+252%
6.5%/yr

Location

Bali

Kedungu, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.3% annual return
Occupancy
Good
72% average occupancy
Nightly Rate
Good
$125 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
210 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 12.3% — outperforms most Bali villas
Commercial Zone verified — fully licensed for short-term rentals
27+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 210 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

52% occ.
8.9%
$1,366/mo
62% occ.
10.6%
$1,633/mo
72% occ.
12.3%
$1,899/mo
current
82% occ.
14.0%
$2,166/mo

Lease Timeline

27 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.