Modern Four Bedroom Long Leasehold Private Residence in Batu Bolong

Modern Four Bedroom Long Leasehold Private Residence in Batu Bolong

Bali, Bali

$4.1M

Price

0.8%

ROI

4

Bedrooms

50%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 220 m²
Build: 210 m²
Est. Revenue: $79k/yr
Avg Nightly Rate: $436

Investment Analysis

Nestled in one of Canggu’s most sought-after neighborhoods, this modern four-bedroom residence in Batu Bolong offers stylish living just minutes from trendy cafes, boutique shops, and world-class surf beaches.

Kibarer
Bali / Canggu

Modern Four Bedroom Long Leasehold Private Residence in Batu Bolong

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
210 m²
Land Plot
220 m²
Tenure
Lease 26yr
Yield Curve Status

Grade C investment — short-term rental yields 1.2% 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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+0.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$71K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.2%
$4,031/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
25 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
85.7 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$436/night
50% ($218)Brixfox estimate($436/night)200% ($872)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$48,377
Airbnb data$436/night · 50% occupancy
Rental income
$436/night · 50% occ.
$79,469
Running costs (20%)
Utilities, cleaning, maintenance
-$15,894
Income tax (10%)
Indonesian rental income tax
-$7,947
Property tax
Annual property tax
-$7,251
Net income
1.2% ROI
$48,377

Long-Term Rental

Yearly income
$32,969
50 comps
Rental income
$5,794/mo
$55,624
Agency fee (10%)
Finder's fee per tenant
-$5,562
Vacancy (~8%)
1.5mo gap per tenancy
-$4,279
Income tax (10%)
Indonesian rental income tax
-$5,562
Property tax
Annual property tax
-$7,251
Net income
0.8% ROI
$32,969

Short-term rental earns 1.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$5.0M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $4.1MPeak Capital Value: Yr 1 ($4.2M)
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
$4.1M
-2%
21 years remaining
Rental Income
+$257K
Total Position
$4.3M
+4%
0.9%/yr
Year 10
Capital Value
$3.1M
-26%
16 years remaining
Rental Income
+$555K
Total Position
$3.6M
-12%
-1.3%/yr
Year 15
Capital Value
$1.8M
-58%
11 years remaining
Rental Income
+$900K
Total Position
$2.7M
-36%
-2.9%/yr
Year 20
Capital Value
$651K
-84%
6 years remaining
Rental Income
+$1.3M
Total Position
$2.0M
-53%
-3.7%/yr

Location

Bali

Canggu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Weak
1.2% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$436 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Premium nightly rate of $436 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 1.2% is below the market average — model your cashflow carefully
Occupancy at 50% — 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.
0.6%
$2,180/mo
40% occ.
0.9%
$3,108/mo
50% occ.
1.2%
$4,031/mo
current
60% occ.
1.4%
$4,959/mo

Lease Timeline

26 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.