Exquisite 6-Bedroom Luxury Villa in Cemagi

Exquisite 6-Bedroom Luxury Villa in Cemagi

Bali, Bali

$700k

Price

8.7%

ROI

6

Bedrooms

9%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 1000 m²
Build: 500 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $871

Investment Analysis

Nestled in the serene coastal village of Cemagi, this stunning 6-bedroom luxury villa offers an unparalleled blend of elegance and tranquility.

Kibarer
Bali / Cemagi

Exquisite 6-Bedroom Luxury Villa in Cemagi

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
500 m²
Land Plot
1000 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — long-term rental yields 13.8% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+2.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$24K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$1,633/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
24 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
35.8 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$871/night
50% ($436)Brixfox estimate($871/night)200% ($1743)
Occupancy
9%
10%Brixfox estimate(9%)100%

Short-Term Rental

Yearly income
$19,592
Airbnb data$871/night · 9% occupancy
Rental income
$871/night · 9% occ.
$29,739
Running costs (20%)
Utilities, cleaning, maintenance
-$5,948
Income tax (10%)
Indonesian rental income tax
-$2,974
Property tax
Annual property tax
-$1,226
Net income
2.8% ROI
$19,592

Long-Term Rental

Yearly income
$96,595
15 comps
Rental income
$14,092/mo
$135,285
Agency fee (10%)
Finder's fee per tenant
-$13,528
Vacancy (~8%)
1.5mo gap per tenancy
-$10,407
Income tax (10%)
Indonesian rental income tax
-$13,528
Property tax
Annual property tax
-$1,226
Net income
13.8% ROI
$96,595

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$898K$673K$449K$224K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $700KPeak Capital Value: Now
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 25: 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
$677K
-3%
20 years remaining
Rental Income
+$104K
Total Position
$781K
+11%
2.2%/yr
Year 10
Capital Value
$471K
-33%
15 years remaining
Rental Income
+$225K
Total Position
$695K
-1%
-0.1%/yr
Year 15
Capital Value
$243K
-65%
10 years remaining
Rental Income
+$364K
Total Position
$607K
-13%
-1.0%/yr
Year 20
Capital Value
$70K
-90%
5 years remaining
Rental Income
+$526K
Total Position
$597K
-15%
-0.8%/yr

Location

Bali

Cemagi, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.8% annual return
Occupancy
Weak
9% average occupancy
Nightly Rate
Strong
$871 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Premium nightly rate of $871 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.8% 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.
9.4%
$5,464/mo
40% occ.
12.5%
$7,319/mo
9% occ.
2.8%
$1,633/mo
current
19% occ.
6.0%
$3,488/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.