Luxurious Off-Plan Villa in the Heart of Batu Bolong

Luxurious Off-Plan Villa in the Heart of Batu Bolong

Bali, Bali

$270k

Price

2.0%

ROI

2

Bedrooms

50%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 110 m²
Build: 107 m²
Est. Revenue: $8k/yr
Avg Nightly Rate: $44

Investment Analysis

Elevate your lifestyle with this exquisite off-plan villa, poised in the heart of Batu Bolong, Canggu’s most coveted neighborhood.

Kibarer
Bali / Batu Bolong

Luxurious Off-Plan Villa in the Heart of Batu Bolong

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
107 m²
Land Plot
110 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C investment — short-term rental yields 1.9% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score42
GradeC
Brixfox Intelligence
42CModerate
Score Breakdown
ROI & Yield46%
Capital Growth44%
Risk Profile45%
Market Demand42%

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
-0.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$35K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.9%
$437/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
51.5 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$44/night
50% ($22)Brixfox estimate($44/night)200% ($89)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$5,241
Airbnb data$44/night · 50% occupancy
Rental income
$44/night · 50% occ.
$8,163
Running costs (20%)
Utilities, cleaning, maintenance
-$1,633
Income tax (10%)
Indonesian rental income tax
-$816
Property tax
Annual property tax
-$473
Net income
1.9% ROI
$5,241

Long-Term Rental

Yearly income
$4,305
31 comps
Rental income
$688/mo
$6,608
Agency fee (10%)
Finder's fee per tenant
-$661
Vacancy (~8%)
1.5mo gap per tenancy
-$508
Income tax (10%)
Indonesian rental income tax
-$661
Property tax
Annual property tax
-$473
Net income
1.6% ROI
$4,305

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$322K$241K$161K$80K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $270KPeak Capital Value: Now
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.
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
$235K
-13%
18 years remaining
Rental Income
+$28K
Total Position
$263K
-3%
-0.6%/yr
Year 10
Capital Value
$151K
-44%
13 years remaining
Rental Income
+$60K
Total Position
$211K
-22%
-2.4%/yr
Year 15
Capital Value
$70K
-74%
8 years remaining
Rental Income
+$97K
Total Position
$168K
-38%
-3.1%/yr
Year 20
Capital Value
$17K
-94%
3 years remaining
Rental Income
+$141K
Total Position
$158K
-41%
-2.6%/yr

Location

Bali

Batu Bolong, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.9% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Weak
$44 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
110 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.9% is below the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
1.1%
$248/mo
40% occ.
1.5%
$342/mo
50% occ.
1.9%
$437/mo
current
60% occ.
2.4%
$531/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.