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Tropical Design Off-Plan Two Bedroom Leasehold Villa in Kerobokan - Semer

Tropical Design Off-Plan Two Bedroom Leasehold Villa in Kerobokan - Semer

Kerobokan, Bali

$194k

Price

6.3%

ROI

2

Bedrooms

34%

Occupancy

Ownership: Leasehold
Build: 80 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $146

Investment Analysis

Located in the emerging lifestyle hub of Semer – Kerobokan, this off-plan 2-bedroom villa embraces a warm tropical design, blending modern comfort with natural elements inspired by Bali’s relaxed island lifestyle

2-bedroom leasehold villa in Kerobokan — photo 1 of 4
Kibarer
2-bedroom leasehold villa in Kerobokan — photo 2 of 4
2-bedroom leasehold villa in Kerobokan — photo 3 of 4
2-bedroom leasehold villa in Kerobokan — photo 4 of 4

Tropical Design Off-Plan Two Bedroom Leasehold Villa in Kerobokan - Semer

Kerobokan · Kerobokan · Ref BF-2440 Source verified · Kibarer · listed 20 May 2026
Asking price · Leasehold
$193,725
View original listing
Ownership
Leasehold
Bedrooms
2
Built area
80 m²
True net yield
2.8%
≈ $1,016/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 25 yrs
Lease-adjusted return
-1.2% / yr
over 25-yr lease, capital not recovered
Brixfox Score 53 · C+
25 yrs left on lease
Short lease — 25 yrs left. The 2.8% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about -1.2%/yr — unless you extend the lease.
Modelled from Airbnb listings we track across Kerobokan — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Kerobokan

Kerobokan, Pin from agency listing

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Airbnb Comp Analysis

Finding Airbnb comps...

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)
$146/night
50% ($73)Brixfox estimate($146/night)200% ($292)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$12,196
Airbnb data$146/night · 34% occupancy
Rental income
$146/night · 34% occ.
$17,907
Running costs (20%)
Utilities, cleaning, maintenance
-$3,581
Income tax (10%)
Indonesian rental income tax
-$1,791
Property tax
Annual property tax
-$339
Net income
6.3% ROI
$12,196

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$193,725
Lease transfer & notarial admin (~1%)$1,937
Notary & registration$1,800
Legal / due diligence$1,937
Total acquisition costs$5,674
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,000
($0–$4,000)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$237,099

Gross yield (asking)

9.2%

True gross yield (all-in)

7.6%

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

Leasehold with 25 years remaining.

$511K$384K$256K$128K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $194KPeak 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 14: 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
$187K
-3%
20 years remaining
Rental Income
+$65K
Total Position
$252K
+30%
5.4%/yr
Year 10
Capital Value
$130K
-33%
15 years remaining
Rental Income
+$140K
Total Position
$270K
+39%
3.4%/yr
Year 15
Capital Value
$67K
-65%
10 years remaining
Rental Income
+$227K
Total Position
$294K
+52%
2.8%/yr
Year 20
Capital Value
$19K
-90%
5 years remaining
Rental Income
+$328K
Total Position
$347K
+79%
3.0%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 9+ yrs operating 140+ properties managed ~1h guest response

Canggu Stay Co.

Vetted

Full-service villa management across South Bali

20%
Management fee
of rental revenue — already in your Managed figures

Hands-off short-stay management for absentee owners — from licensing to nightly guest care. Your villa earns from day one without you on the ground.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & tropical-garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Canggu Stay Co.

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.3% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Good
$146 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 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
Occupancy at 34% — 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.
5.6%
$905/mo
40% occ.
7.5%
$1,216/mo
34% occ.
6.3%
$1,016/mo
current
44% occ.
8.2%
$1,327/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.