OFF PLAN STYLISH AND LUXURY VILLA IN CEMAGI FOR SALE

OFF PLAN STYLISH AND LUXURY VILLA IN CEMAGI FOR SALE

Bali, Bali

$455k

Price

1.0%

ROI

2

Bedrooms

4%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 238 m²
Build: 312.7 m²
Est. Revenue: $4k/yr
Avg Nightly Rate: $261

Investment Analysis

This modern real estate is located in a peaceful area of Cemagi. This gorgeous villa features 2 comfortable, cozy and stylish bedroom with classy bathroom. It is fully furnished with lovely design. This property generously offers 3 AC, living area, dining area, kitchen, water source, electricity . This is a remarkable option available for sale in a central area of Bali. Ideal to buy as a retirement home or as an investment. Available on leasehold. 5 minutes to the beach and 50 minutes from Ngurah Rai Airport.

Kibarer
Bali / Cemagi

OFF PLAN STYLISH AND LUXURY VILLA IN CEMAGI FOR SALE

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
312.7 m²
Land Plot
238 m²
Tenure
Lease 26yr
Yield Curve Status

Grade D investment — long-term rental yields 2.6% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score35
GradeD
Brixfox Intelligence
35DBelow Avg
Score Breakdown
ROI & Yield39%
Capital Growth37%
Risk Profile38%
Market Demand35%

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
+0.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$8K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.4%
$153/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
25 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$261/night
50% ($130)Brixfox estimate($261/night)200% ($522)
Occupancy
4%
10%Brixfox estimate(4%)100%

Short-Term Rental

Yearly income
$1,831
Airbnb data$261/night · 4% occupancy
Rental income
$261/night · 4% occ.
$3,752
Running costs (20%)
Utilities, cleaning, maintenance
-$750
Income tax (10%)
Indonesian rental income tax
-$375
Property tax
Annual property tax
-$795
Net income
0.4% ROI
$1,831

Long-Term Rental

Yearly income
$11,934
31 comps
Rental income
$1,834/mo
$17,605
Agency fee (10%)
Finder's fee per tenant
-$1,761
Vacancy (~8%)
1.5mo gap per tenancy
-$1,354
Income tax (10%)
Indonesian rental income tax
-$1,761
Property tax
Annual property tax
-$795
Net income
2.6% ROI
$11,934

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$529K$397K$264K$132K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $455KPeak Capital Value: Yr 1 ($458K)
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.
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
$447K
-2%
21 years remaining
Rental Income
+$10K
Total Position
$456K
+0%
0.1%/yr
Year 10
Capital Value
$339K
-26%
16 years remaining
Rental Income
+$21K
Total Position
$360K
-21%
-2.3%/yr
Year 15
Capital Value
$192K
-58%
11 years remaining
Rental Income
+$34K
Total Position
$226K
-50%
-4.5%/yr
Year 20
Capital Value
$71K
-84%
6 years remaining
Rental Income
+$49K
Total Position
$121K
-73%
-6.4%/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
Weak
0.4% annual return
Occupancy
Weak
4% average occupancy
Nightly Rate
Strong
$261 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
238 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Premium nightly rate of $261 — 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
Yield of 0.4% 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.
4.2%
$1,600/mo
40% occ.
5.7%
$2,156/mo
4% occ.
0.4%
$153/mo
current
14% occ.
1.9%
$708/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.