Upcoming Modern and Luxurios Villa in Padonan

Upcoming Modern and Luxurios Villa in Padonan

Bali, Bali

$253k

Price

18.0%

ROI

3

Bedrooms

57%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 400 m²
Build: 110 m²
Est. Revenue: $68k/yr
Avg Nightly Rate: $323

Investment Analysis

Welcome to the epitome of opulence and modern living in the upcoming luxurious villa located in the prestigious enclave of Kayu Tulang.

Kibarer
Bali / Canggu, Padonan

Upcoming Modern and Luxurios Villa in Padonan

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
110 m²
Land Plot
400 m²
Tenure
Lease 22yr
Yield Curve Status

Grade B+ investment — short-term rental yields 18.6% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+14.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$47K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
18.6%
$3,915/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.4 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$323/night
50% ($161)Brixfox estimate($323/night)200% ($646)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$46,976
Airbnb data$323/night · 57% occupancy
Rental income
$323/night · 57% occ.
$67,741
Running costs (20%)
Utilities, cleaning, maintenance
-$13,548
Income tax (10%)
Indonesian rental income tax
-$6,774
Property tax
Annual property tax
-$443
Net income
18.6% ROI
$46,976

Long-Term Rental

Yearly income
$8,698
31 comps
Rental income
$1,317/mo
$12,642
Agency fee (10%)
Finder's fee per tenant
-$1,264
Vacancy (~8%)
1.5mo gap per tenancy
-$972
Income tax (10%)
Indonesian rental income tax
-$1,264
Property tax
Annual property tax
-$443
Net income
3.4% ROI
$8,698

Short-term rental earns 5.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$1.6M$1.2M$825K$412K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $253KPeak 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 6: 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
$206K
-18%
17 years remaining
Rental Income
+$249K
Total Position
$456K
+80%
12.5%/yr
Year 10
Capital Value
$126K
-50%
12 years remaining
Rental Income
+$539K
Total Position
$664K
+163%
10.1%/yr
Year 15
Capital Value
$54K
-79%
7 years remaining
Rental Income
+$874K
Total Position
$927K
+266%
9.0%/yr
Year 20
Capital Value
$11K
-96%
2 years remaining
Rental Income
+$1.3M
Total Position
$1.3M
+403%
8.4%/yr

Location

Bali

Canggu, Padonan, Approximate area

Loading Map...

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
18.6% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$323 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

Prime location in Canggu, Padonan — high tourist traffic
High rental yield at 18.6% — outperforms most Bali villas
Premium nightly rate of $323 — positioned in the top tier

Watch Out

Occupancy at 57% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use

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

37% occ.
12.0%
$2,540/mo
47% occ.
15.3%
$3,227/mo
57% occ.
18.6%
$3,915/mo
current
67% occ.
21.8%
$4,602/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 years while the property is still easy to sell.

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.