Brand new modern three bedroom estate in Batu Bolong

Brand new modern three bedroom estate in Batu Bolong

Bali, Bali

$644k

Price

5.3%

ROI

3

Bedrooms

53%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 224 m²
Build: 291 m²
Est. Revenue: $59k/yr
Avg Nightly Rate: $305

Investment Analysis

Introducing a brand-new modern three-bedroom estate in the sought-after Batu Bolong neighborhood.

Kibarer
Bali / Batu Bolong

Brand new modern three bedroom estate in Batu Bolong

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
291 m²
Land Plot
224 m²
Tenure
Lease 26yr
Yield Curve Status

Grade C+ investment — short-term rental yields 6.3% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+5.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$11K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$3,360/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
23 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$305/night
50% ($152)Brixfox estimate($305/night)200% ($609)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$40,324
Airbnb data$305/night · 53% occupancy
Rental income
$305/night · 53% occ.
$59,216
Running costs (20%)
Utilities, cleaning, maintenance
-$11,843
Income tax (10%)
Indonesian rental income tax
-$5,922
Property tax
Annual property tax
-$1,127
Net income
6.3% ROI
$40,324

Long-Term Rental

Yearly income
$39,801
50 comps
Rental income
$5,896/mo
$56,602
Agency fee (10%)
Finder's fee per tenant
-$5,660
Vacancy (~8%)
1.5mo gap per tenancy
-$4,354
Income tax (10%)
Indonesian rental income tax
-$5,660
Property tax
Annual property tax
-$1,127
Net income
6.2% ROI
$39,801

Short-term rental earns 1.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$1.8M$1.3M$894K$447K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $644KPeak Capital Value: Yr 1 ($649K)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 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
$633K
-2%
21 years remaining
Rental Income
+$214K
Total Position
$847K
+32%
5.6%/yr
Year 10
Capital Value
$480K
-26%
16 years remaining
Rental Income
+$462K
Total Position
$942K
+46%
3.9%/yr
Year 15
Capital Value
$273K
-58%
11 years remaining
Rental Income
+$750K
Total Position
$1.0M
+59%
3.1%/yr
Year 20
Capital Value
$101K
-84%
6 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
+84%
3.1%/yr

Location

Bali

Batu Bolong, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.3% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$305 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
224 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Premium nightly rate of $305 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
26+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — 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

33% occ.
3.8%
$2,063/mo
43% occ.
5.1%
$2,712/mo
53% occ.
6.3%
$3,360/mo
current
63% occ.
7.5%
$4,009/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.