Brand New Three Bedrooms Villa for Sale in Padonan

Brand New Three Bedrooms Villa for Sale in Padonan

Bali, Bali

$156k

Price

17.4%

ROI

3

Bedrooms

79%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 220 m²
Build: 180 m²
Est. Revenue: $40k/yr
Avg Nightly Rate: $141

Investment Analysis

This brand new stylish real estate is located in a quiet and peaceful area of Padonan. This gorgeous villa features 3 spacious, cozy and comfortable en-suite bedrooms with classy bathrooms. It is fully furnished in a great taste with expensive furnishing and decor that provides great luxury and comfort.

Kibarer
Bali / Padonan

Brand New Three Bedrooms Villa for Sale in Padonan

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
180 m²
Land Plot
220 m²
Tenure
Lease 9yr
Yield Curve Status

Grade B investment — short-term rental yields 18.0% net return annually.

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The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+3.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-14.5%
-$113K in 5yr (-73%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
18.0%
$2,339/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
5.5 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$141/night
50% ($70)Brixfox estimate($141/night)200% ($281)
Occupancy
79%
10%Brixfox estimate(79%)100%

Short-Term Rental

Yearly income
$28,069
Airbnb data$141/night · 79% occupancy
Rental income
$141/night · 79% occ.
$40,489
Running costs (20%)
Utilities, cleaning, maintenance
-$8,098
Income tax (10%)
Indonesian rental income tax
-$4,049
Property tax
Annual property tax
-$273
Net income
18.0% ROI
$28,069

Long-Term Rental

Yearly income
$22,721
50 comps
Rental income
$3,312/mo
$31,800
Agency fee (10%)
Finder's fee per tenant
-$3,180
Vacancy (~8%)
1.5mo gap per tenancy
-$2,446
Income tax (10%)
Indonesian rental income tax
-$3,180
Property tax
Annual property tax
-$273
Net income
14.6% ROI
$22,721

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 9 years remaining.

$328K$246K$164K$82K$0Yr 0Yr 5Purchase PriceIlliquid zoneUnsellableToday: $156KPeak Capital Value: NowPaid back
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 6: 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
$42K
-73%
4 years remaining
Rental Income
+$149K
Total Position
$192K
+23%
4.2%/yr
Leasehold Alert
Only 9 years remaining — this property is effectively unsellable as an investment. Banks will not finance, and buyers are extremely limited.

Location

Bali

Padonan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
18.0% annual return
Occupancy
Strong
79% average occupancy
Nightly Rate
Good
$141 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Weak
9 years remaining on lease

Top Highlights

High rental yield at 18.0% — outperforms most Bali villas
Strong occupancy at 79% — consistent booking demand
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 220 m² — limited expansion potential

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

59% occ.
13.4%
$1,740/mo
69% occ.
15.7%
$2,040/mo
79% occ.
18.0%
$2,339/mo
current
89% occ.
20.3%
$2,639/mo

Lease Timeline

9 years remaining
Illiquid Zone

Only 9 years remaining. This property is effectively unsellable as an investment. Focus on rental income extraction or negotiate an immediate lease extension.

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.