Brand New Two Bedrooms Villa for Sale in Tibubeneng

Brand New Two Bedrooms Villa for Sale in Tibubeneng

Bali, Bali

$77k

Price

24.2%

ROI

2

Bedrooms

55%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 90 m²
Est. Revenue: $31k/yr
Avg Nightly Rate: $154

Investment Analysis

This brand new tropical real estate is located in a peaceful area of Tibubeneng just five minutes away from the beach. This gorgeous villa features 2 spacious, cozy and comfortable en-suite bedrooms. It is fully furnished and decorated in a great taste with expensive furnishing and interior that provides great luxury and comfort.

Kibarer
Bali / Tibubeneng

Brand New Two Bedrooms Villa for Sale in Tibubeneng

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
90 m²
Land Plot
100 m²
Tenure
Lease 14yr
Yield Curve Status

Grade B investment — long-term rental yields 30.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+18.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-10.1%
-$39K in 5yr (-51%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
28.1%
$1,808/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
3.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$154/night
50% ($77)Brixfox estimate($154/night)200% ($309)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$21,694
Airbnb data$154/night · 55% occupancy
Rental income
$154/night · 55% occ.
$31,184
Running costs (20%)
Utilities, cleaning, maintenance
-$6,237
Income tax (10%)
Indonesian rental income tax
-$3,118
Property tax
Annual property tax
-$135
Net income
28.1% ROI
$21,694

Long-Term Rental

Yearly income
$29,072
50 comps
Rental income
$4,208/mo
$40,393
Agency fee (10%)
Finder's fee per tenant
-$4,039
Vacancy (~8%)
1.5mo gap per tenancy
-$3,107
Income tax (10%)
Indonesian rental income tax
-$4,039
Property tax
Annual property tax
-$135
Net income
30.0% ROI
$29,072

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$77,160
BPHTB (freehold transfer tax)$3,858
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$7,158
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,250
($0–$4,500)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$122,268

Gross yield (asking)

40.4%

True gross yield (all-in)

25.5%

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 14 years remaining.

$426K$320K$213K$107K$0Yr 0Yr 5Yr 10Purchase PriceIlliquid zoneUnsellableToday: $77KPeak 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 4: 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
$38K
-51%
9 years remaining
Rental Income
+$115K
Total Position
$153K
+99%
14.7%/yr
Year 10
Capital Value
$10K
-87%
4 years remaining
Rental Income
+$249K
Total Position
$259K
+236%
12.9%/yr
Leasehold Alert
Only 14 years remaining — very difficult to resell. The best strategy is to maximise rental income and factor lease renewal (~$50–150K) into your ROI.

Location

Bali

Tibubeneng, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
28.1% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Good
$154 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Average
14 years remaining on lease

Top Highlights

High rental yield at 28.1% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

35% occ.
17.9%
$1,151/mo
45% occ.
23.0%
$1,479/mo
55% occ.
28.1%
$1,808/mo
current
65% occ.
33.2%
$2,136/mo

Lease Timeline

14 years remaining
Illiquid Zone

Only 14 years left — very difficult to resell. Consider maximizing rental income or negotiating a lease extension (~$50-150K).

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.