Four Bedrooms Beachside villa in Cemagi for sale

Four Bedrooms Beachside villa in Cemagi for sale

Bali, Bali

$494k

Price

9.4%

ROI

4

Bedrooms

49%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 363 m²
Build: 323 m²
Est. Revenue: $93k/yr
Avg Nightly Rate: $523

Investment Analysis

This stunning four-bedroom beachside villa in Cemagi offers luxury living with ocean views. The fully furnished property features six bathrooms, a large pool, and a well-equipped kitchen with drinkable water, oven, stove, dishwasher, and ample storage. Enjoy a sunken living room, outdoor pergola, rooftop jacuzzi, bar, and garden. The villa includes six air-conditioning units, a large garage, and is just 200 meters from the beach. The beautiful garden boasts fruit trees, creating a perfect blend of comfort and tropical elegance.

Kibarer
Bali / Cemagi

Four Bedrooms Beachside villa in Cemagi for sale

Inventory
4 Beds
Bathrooms
6 Baths
Built Area
323 m²
Land Plot
363 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — short-term rental yields 13.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+12.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$17K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.0%
$5,346/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$523/night
50% ($261)Brixfox estimate($523/night)200% ($1046)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$64,151
Airbnb data$523/night · 49% occupancy
Rental income
$523/night · 49% occ.
$92,878
Running costs (20%)
Utilities, cleaning, maintenance
-$18,576
Income tax (10%)
Indonesian rental income tax
-$9,288
Property tax
Annual property tax
-$864
Net income
13.0% ROI
$64,151

Long-Term Rental

Yearly income
$24,074
30 comps
Rental income
$3,593/mo
$34,489
Agency fee (10%)
Finder's fee per tenant
-$3,449
Vacancy (~8%)
1.5mo gap per tenancy
-$2,653
Income tax (10%)
Indonesian rental income tax
-$3,449
Property tax
Annual property tax
-$864
Net income
4.9% ROI
$24,074

Short-term rental earns 2.7x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$2.7M$2.0M$1.3M$672K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $494KPeak 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 8: 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
$477K
-3%
20 years remaining
Rental Income
+$341K
Total Position
$818K
+66%
10.6%/yr
Year 10
Capital Value
$332K
-33%
15 years remaining
Rental Income
+$735K
Total Position
$1.1M
+116%
8.0%/yr
Year 15
Capital Value
$171K
-65%
10 years remaining
Rental Income
+$1.2M
Total Position
$1.4M
+176%
7.0%/yr
Year 20
Capital Value
$50K
-90%
5 years remaining
Rental Income
+$1.7M
Total Position
$1.8M
+259%
6.6%/yr

Location

Bali

Cemagi, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.0% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$523 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
363 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 13.0% — outperforms most Bali villas
Premium nightly rate of $523 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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

30% occ.
7.9%
$3,268/mo
40% occ.
10.6%
$4,381/mo
49% occ.
13.0%
$5,346/mo
current
59% occ.
15.7%
$6,459/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.