Lovely and Charming Three Bedrooms Villa for Sale in Padonan

Lovely and Charming Three Bedrooms Villa for Sale in Padonan

Bali, Bali

$235k

Price

11.3%

ROI

3

Bedrooms

66%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 410 m²
Build: 150 m²
Est. Revenue: $39k/yr
Avg Nightly Rate: $162

Investment Analysis

This well maintained lovely and charming leasehold real estate is located in a peaceful neighborhood of Padonan. This stunning villa features 3 spacious, comfortable and stylish bedrooms with 3 classy bathrooms. It is fully furnished and decorated in a great taste with expensive furnishing and interior that provides chic luxury and comfort.

Kibarer
Bali / Padonan

Lovely and Charming Three Bedrooms Villa for Sale in Padonan

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
150 m²
Land Plot
410 m²
Tenure
Lease 20yr
Yield Curve Status

Grade B investment — long-term rental yields 17.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+5.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.1%
-$71K in 5yr (-30%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.4%
$2,236/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.7 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$162/night
50% ($81)Brixfox estimate($162/night)200% ($324)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Yearly income
$26,835
Airbnb data$162/night · 66% occupancy
Rental income
$162/night · 66% occ.
$38,922
Running costs (20%)
Utilities, cleaning, maintenance
-$7,784
Income tax (10%)
Indonesian rental income tax
-$3,892
Property tax
Annual property tax
-$410
Net income
11.4% ROI
$26,835

Long-Term Rental

Yearly income
$40,857
50 comps
Rental income
$5,945/mo
$57,072
Agency fee (10%)
Finder's fee per tenant
-$5,707
Vacancy (~8%)
1.5mo gap per tenancy
-$4,390
Income tax (10%)
Indonesian rental income tax
-$5,707
Property tax
Annual property tax
-$410
Net income
17.4% ROI
$40,857

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 20 years remaining.

$829K$622K$415K$207K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $235KPeak 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 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
$163K
-30%
15 years remaining
Rental Income
+$142K
Total Position
$306K
+30%
5.4%/yr
Year 10
Capital Value
$84K
-64%
10 years remaining
Rental Income
+$308K
Total Position
$392K
+67%
5.3%/yr
Year 15
Capital Value
$24K
-90%
5 years remaining
Rental Income
+$499K
Total Position
$523K
+123%
5.5%/yr
Leasehold Alert
With 20 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 5 years.

Location

Bali

Padonan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.4% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Good
$162 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
410 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
20 years remaining on lease

Top Highlights

High rental yield at 11.4% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

46% occ.
7.9%
$1,546/mo
56% occ.
9.7%
$1,891/mo
66% occ.
11.4%
$2,236/mo
current
76% occ.
13.2%
$2,581/mo

Lease Timeline

20 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 5 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.