Modern Off-Plan One Bedroom in Tibubeneng

Modern Off-Plan One Bedroom in Tibubeneng

Bali, Bali

$260k

Price

0.9%

ROI

1

Bedrooms

37%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 80 m²
Build: 70 m²
Est. Revenue: $5k/yr
Avg Nightly Rate: $37

Investment Analysis

This 1 bedroom townhouse is located in Tibubeneng, a charming neighborhood only 7 minutes from Berawa Beach.

Kibarer
Bali / Tibubeneng

Modern Off-Plan One Bedroom in Tibubeneng

Inventory
1 Beds
Bathrooms
2 Baths
Built Area
70 m²
Land Plot
80 m²
Tenure
Lease 26yr
Yield Curve Status

Grade D investment — long-term rental yields 1.2% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score33
GradeD
Brixfox Intelligence
33DBelow Avg
Score Breakdown
ROI & Yield36%
Capital Growth35%
Risk Profile36%
Market Demand33%

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%
-$4K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.2%
$255/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
84.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$37/night
50% ($19)Brixfox estimate($37/night)200% ($75)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$3,064
Airbnb data$37/night · 37% occupancy
Rental income
$37/night · 37% occ.
$5,026
Running costs (20%)
Utilities, cleaning, maintenance
-$1,005
Income tax (10%)
Indonesian rental income tax
-$503
Property tax
Annual property tax
-$454
Net income
1.2% ROI
$3,064

Long-Term Rental

Yearly income
$3,232
31 comps
Rental income
$531/mo
$5,098
Agency fee (10%)
Finder's fee per tenant
-$510
Vacancy (~8%)
1.5mo gap per tenancy
-$392
Income tax (10%)
Indonesian rental income tax
-$510
Property tax
Annual property tax
-$454
Net income
1.2% ROI
$3,232

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$313K$235K$157K$78K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $260KPeak Capital Value: Yr 1 ($262K)
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
$255K
-2%
21 years remaining
Rental Income
+$16K
Total Position
$271K
+5%
0.9%/yr
Year 10
Capital Value
$193K
-26%
16 years remaining
Rental Income
+$35K
Total Position
$229K
-12%
-1.3%/yr
Year 15
Capital Value
$110K
-58%
11 years remaining
Rental Income
+$57K
Total Position
$167K
-36%
-2.9%/yr
Year 20
Capital Value
$41K
-84%
6 years remaining
Rental Income
+$82K
Total Position
$123K
-53%
-3.7%/yr

Location

Bali

Tibubeneng, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.2% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Weak
$37 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
80 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
26+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.2% 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.
0.9%
$201/mo
40% occ.
1.3%
$281/mo
37% occ.
1.2%
$255/mo
current
47% occ.
1.5%
$335/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.