Beautiful property for sale in Gianyar

Beautiful property for sale in Gianyar

Bali, Bali

$321k

Price

7.0%

ROI

4

Bedrooms

35%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 1000 m²
Build: 350 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $251

Investment Analysis

This gorgeously beautiful multilevel real estate is located in a peaceful neighborhood of Gianyar. Featuring 4 en-suite bedrooms and state of the art bathrooms, this villa represents the extreme taste of luxury, comfort, decor and furnishing.

Kibarer
Bali / Gianyar
Long Lease

Beautiful property for sale in Gianyar

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
350 m²
Land Plot
1000 m²
Tenure
Lease 42yr
Yield Curve Status

Grade C+ investment — long-term rental yields 11.6% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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
+9.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$51K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$1,799/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.9 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$251/night
50% ($125)Brixfox estimate($251/night)200% ($502)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$21,592
Airbnb data$251/night · 35% occupancy
Rental income
$251/night · 35% occ.
$31,648
Running costs (20%)
Utilities, cleaning, maintenance
-$6,330
Income tax (10%)
Indonesian rental income tax
-$3,165
Property tax
Annual property tax
-$562
Net income
6.7% ROI
$21,592

Long-Term Rental

Yearly income
$37,117
6 comps
Rental income
$5,428/mo
$52,108
Agency fee (10%)
Finder's fee per tenant
-$5,211
Vacancy (~8%)
1.5mo gap per tenancy
-$4,008
Income tax (10%)
Indonesian rental income tax
-$5,211
Property tax
Annual property tax
-$562
Net income
11.6% ROI
$37,117

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 42 years remaining.

$2.0M$1.5M$1.0M$509K$0Yr 0Yr 10Yr 20Yr 30Yr 40Purchase PriceIlliquid zoneUnsellableToday: $321KPeak Capital Value: Yr 17 ($477K)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 13: 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
$372K
+16%
37 years remaining
Rental Income
+$115K
Total Position
$487K
+52%
8.7%/yr
Year 10
Capital Value
$431K
+34%
32 years remaining
Rental Income
+$248K
Total Position
$679K
+112%
7.8%/yr
Year 15
Capital Value
$470K
+46%
27 years remaining
Rental Income
+$402K
Total Position
$872K
+172%
6.9%/yr
Year 20
Capital Value
$470K
+46%
22 years remaining
Rental Income
+$580K
Total Position
$1.0M
+227%
6.1%/yr

Location

Bali

Gianyar, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.7% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$251 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
42 years remaining on lease

Top Highlights

Premium nightly rate of $251 — positioned in the top tier
Generous 1000 m² land — room for expansion or amenities
42+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 35% — 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.
5.8%
$1,556/mo
40% occ.
7.8%
$2,091/mo
35% occ.
6.7%
$1,799/mo
current
45% occ.
8.7%
$2,334/mo

Lease Timeline

42 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.