Charming Three Bedroom Modern Villa for Lease in Kerobokan - Seminyak

Charming Three Bedroom Modern Villa for Lease in Kerobokan - Seminyak

Kerobokan, Bali

$405k

Price

6.4%

ROI

46%

Occupancy

Ownership: Freehold
Build: 220 m²
Est. Revenue: $44k/yr
Avg Nightly Rate: $258

Investment Analysis

This charming villa for lease in the peaceful neighborhood of Kerobokan/Seminyak. This stunning two-level villa features three spacious bedrooms, each with their own en-suite bathroom, providing ultimate privacy and comfort for you and your guests.

Kibarer Property
Kerobokan / Kerobokan

Charming Three Bedroom Modern Villa for Lease in Kerobokan - Seminyak

Inventory
0 Beds
Bathrooms
0 Baths
Built Area
220 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 7.4% net return annually.

Go to Source via Kibarer Property

The Investment

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

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$112K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.4%
$2,484/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
13.6 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$258/night
50% ($129)Brixfox estimate($258/night)200% ($516)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$29,814
Airbnb data$258/night · 46% occupancy
Rental income
$258/night · 46% occ.
$43,605
Running costs (20%)
Utilities, cleaning, maintenance
-$8,721
Income tax (10%)
Indonesian rental income tax
-$4,361
Property tax
Annual property tax
-$710
Net income
7.4% ROI
$29,814

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$405,486
BPHTB (freehold transfer tax)$20,274
Notary & registration$1,800
Legal / due diligence$4,055
Total acquisition costs$26,129
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,500
($0–$11,000)
Furnishing & STR launch
0bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$465,615

Gross yield (asking)

10.8%

True gross yield (all-in)

9.4%

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

Freehold — 5%/yr appreciation in Kerobokan.

$3.6M$2.7M$1.8M$912K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $405K
Capital appreciation
Property value growing at +5%/yr based on Kerobokan market trends.
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$518K
+28%
Rental Income
+$158K
Total Position
$676K
+67%
10.8%/yr
Year 10
Capital Value
$660K
+63%
Rental Income
+$342K
Total Position
$1.0M
+147%
9.5%/yr
Year 20
Capital Value
$1.1M
+165%
Rental Income
+$801K
Total Position
$1.9M
+363%
8.0%/yr
Year 30
Capital Value
$1.8M
+332%
Rental Income
+$1.4M
Total Position
$3.2M
+682%
7.1%/yr

Location

Kerobokan

Kerobokan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.4% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$258 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $258 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — 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

30% occ.
4.7%
$1,589/mo
40% occ.
6.3%
$2,138/mo
46% occ.
7.4%
$2,484/mo
current
56% occ.
9.0%
$3,034/mo

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.