Launch offer — 3 months free free, no card

Exclusive 6-Bedroom Luxury Estate for Sale

Exclusive 6-Bedroom Luxury Estate for Sale

Bali, Bali

$1.8M

Price

5.5%

ROI

6

Bedrooms

51%

Occupancy

9 Bathrooms
Ownership: Leasehold
Land: 2800 m²
Build: 1000 m²
Est. Revenue: $150k/yr
Avg Nightly Rate: $803

Investment Analysis

This exceptional estate in the Kerobokan area offers two separate fully furnished villas set on an expansive 28-are land parcel, combining timeless Joglo architecture with modern luxury and exceptional privacy. Designed for comfortable family living, entertaining, or boutique hospitality, the property features generous indoor and outdoor spaces, premium facilities, and resort-style amenities throughout. The estate

6-bedroom leasehold villa in Bali — photo 1 of 5
VillasofBali
6-bedroom leasehold villa in Bali — photo 2 of 5
6-bedroom leasehold villa in Bali — photo 3 of 5
6-bedroom leasehold villa in Bali — photo 4 of 5
6-bedroom leasehold villa in Bali — photo 5 of 5

Exclusive 6-Bedroom Luxury Estate for Sale

Bali · Ref BF-245387 Source verified · VillasofBali · listed 26 Jun 2026
Asking price · Leasehold
$1,830,000
View original listing
Ownership
Leasehold
Bedrooms
6
Bathrooms
9
Built area
1000 m²
Land
2800 m²
True net yield
2.7%
≈ $8,471/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 26.3 yrs
Lease-adjusted return
-1.1% / yr
over 26.3-yr lease, capital not recovered
Brixfox Score 69 · B
26.3 yrs left on lease
Short lease — 26.3 yrs left. The 2.7% 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 -1.1%/yr — unless you extend the lease.
Modelled from Airbnb listings we track across Bali — 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

Bali

Pin from agency listing

Loading Map...

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$803/night
50% ($401)Brixfox estimate($803/night)200% ($1605)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

High confidence
Yearly income
$101,646
Likely range $81,317 – $121,976
Airbnb data$803/night · 51% occupancy
Rental income
$803/night · 51% occ.
$149,784
Running costs (20%)
Utilities, cleaning, maintenance
-$29,957
Income tax (10%)
Indonesian rental income tax
-$14,978
Property tax
Annual property tax
-$3,203
Net income
5.6% ROI
$101,646

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$1,830,000
Lease transfer & notarial admin (~1%)$18,300
Notary & registration$1,800
Legal / due diligence$18,300
Total acquisition costs$38,400
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$130,000
($80,000–$180,000)
STR launch (delivered furnished)
Delivered furnished — fit-out already in the price; only licence, photography, linens & STR setup added.		$7,600
All-in investment$2,006,000

Gross yield (asking)

8.2%

True gross yield (all-in)

7.5%

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 26.3 years remaining.

$4.5M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.8MPeak Capital Value: Yr 1 ($1.8M)Paid 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 15: 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
$1.8M
-1%
21.3 years remaining
Rental Income
+$540K
Total Position
$2.3M
+28%
5.1%/yr
Year 10
Capital Value
$1.4M
-23%
16.3 years remaining
Rental Income
+$1.2M
Total Position
$2.6M
+40%
3.4%/yr
Year 15
Capital Value
$816K
-55%
11.3 years remaining
Rental Income
+$1.9M
Total Position
$2.7M
+48%
2.6%/yr
Year 20
Capital Value
$318K
-83%
6.3 years remaining
Rental Income
+$2.7M
Total Position
$3.0M
+67%
2.6%/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.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.6% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$803 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
2800 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26.3 years remaining on lease

Top Highlights

Premium nightly rate of $803 — positioned in the top tier
Generous 2800 m² land — room for expansion or amenities
26.3+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — factor in seasonal gaps

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

31% occ.
3.3%
$5,053/mo
41% occ.
4.4%
$6,762/mo
51% occ.
5.6%
$8,471/mo
current
61% occ.
6.7%
$10,179/mo

Lease Timeline

26.3 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.