Modern 3 Bedroom Off Plan Leasehold Villa in Batu Bolong for Sale

Modern 3 Bedroom Off Plan Leasehold Villa in Batu Bolong for Sale

Bali, Bali

$322k

Price

11.9%

ROI

3

Bedrooms

75%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 250 m²
Build: 156 m²
Est. Revenue: $57k/yr
Avg Nightly Rate: $208

Investment Analysis

This modern off plan real estate is located in a posh neighborhood of Batu Bolong and currently under construction and to be complete December 2020.

Kibarer
Bali / Batu Bolong

Modern 3 Bedroom Off Plan Leasehold Villa in Batu Bolong for Sale

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
156 m²
Land Plot
250 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B+ investment — long-term rental yields 12.3% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+11.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$11K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.1%
$3,253/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.2 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$208/night
50% ($104)Brixfox estimate($208/night)200% ($416)
Occupancy
75%
10%Brixfox estimate(75%)100%

Short-Term Rental

Yearly income
$39,036
Airbnb data$208/night · 75% occupancy
Rental income
$208/night · 75% occ.
$56,571
Running costs (20%)
Utilities, cleaning, maintenance
-$11,314
Income tax (10%)
Indonesian rental income tax
-$5,657
Property tax
Annual property tax
-$563
Net income
12.1% ROI
$39,036

Long-Term Rental

Yearly income
$39,551
50 comps
Rental income
$5,779/mo
$55,478
Agency fee (10%)
Finder's fee per tenant
-$5,548
Vacancy (~8%)
1.5mo gap per tenancy
-$4,268
Income tax (10%)
Indonesian rental income tax
-$5,548
Property tax
Annual property tax
-$563
Net income
12.3% ROI
$39,551

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$1.6M$1.2M$818K$409K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $322KPeak 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
$311K
-3%
20 years remaining
Rental Income
+$207K
Total Position
$518K
+61%
10.0%/yr
Year 10
Capital Value
$216K
-33%
15 years remaining
Rental Income
+$448K
Total Position
$664K
+106%
7.5%/yr
Year 15
Capital Value
$111K
-65%
10 years remaining
Rental Income
+$726K
Total Position
$837K
+160%
6.6%/yr
Year 20
Capital Value
$32K
-90%
5 years remaining
Rental Income
+$1.0M
Total Position
$1.1M
+236%
6.2%/yr

Location

Bali

Batu Bolong, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.1% annual return
Occupancy
Good
75% average occupancy
Nightly Rate
Strong
$208 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 12.1% — outperforms most Bali villas
Premium nightly rate of $208 — positioned in the top tier
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 250 m² — limited expansion potential

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

55% occ.
8.8%
$2,368/mo
65% occ.
10.5%
$2,811/mo
75% occ.
12.1%
$3,253/mo
current
85% occ.
13.8%
$3,695/mo

Lease Timeline

25 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.